Orange County Real Estate Market Report: August 3, 2026 - Values Up 3% Year Over Year While Pending Sales Pull Back

What Changed This Week:

Pending and under contract listings dropped to 1,824 from 1,910, an 86-unit decline in one week. That is the largest single-week drop we have tracked this year and the lowest pending count since March.
The SFR average closed price fell from $2,234,243 to $1,880,075. This is a data composition story, not a market story. Last week had 4 closings above $10 million. This week had just 2 closings above $10 million. Fewer luxury closings pull the average down sharply.
The sold-versus-list price gap above $2.5 million improved dramatically, from 4% last week to 2.8% this week, the best reading for high-end sellers in several weeks.

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

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.

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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.

Inventory Data	This Week	Last Week
United States - Single Family Homes	872,933	865,223
Orange County - All Properties	5,192	5,142
OC Under Contract & Pending	1,824	1,910
OC New Listings Last 7 Days	669	703
OC Sold Last 7 Days	426	466

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.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	61	61
Median Days on Market	41	41
Under $1,000,000	41 / 1,862	41 / 1,832
$1,000,000 to $2,000,000	37 / 1,905	36 / 1,882
$2,000,000 and Up	53 / 1,433	53 / 1,444

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.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,849,000 / $3,462,581	$1,850,000 / $3,530,163
Median/Average List Price Condos/Townhomes	$850,000 / $1,069,086	$850,000 / $1,086,549
Median/Average Closed Price SFR (7 Days)	$1,400,000 / $1,880,075	$1,465,000 / $2,234,243
Median/Average Closed Price Condos (7 Days)	$846,200 / $1,056,538	$787,000 / $873,992
Sold Price vs List Price Over $2.5	Lower by $139,406 (2.8%)	Lower by $226,539 (4%)
Sold Price vs List Price Under $2.5M	Lower by $3,708 (.3%)	Lower by $6,041 (.5%)

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.

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

What Changed This Week:

OC inventory dipped to 5,142 from 5,165. The only other time inventory pulled back this year was the July 4th holiday week. This time it happened with normal listing volume and 466 closings, the strongest week in a while. Pending contracts bounced back to 1,910, recovering from last week's four-month low.
Days on market increased across all price bands, with the $1M to $2M range jumping from 33 to 36 days, the sharpest single-week move in that segment in recent months.
466 closings this week, the strongest weekly total in several weeks, a positive counterweight to the softening DOM numbers.

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

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.

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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.

Inventory Data	This Week	Last Week
United States - Single Family Homes	865,223	859,359
Orange County - All Properties	5,142	5,165
OC Under Contract & Pending	1,910	1,898
OC New Listings Last 7 Days	703	715
OC Sold Last 7 Days	466	437

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.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	61	60
Median Days on Market	41	40
Under $1,000,000	41 / 1,832	41 / 1,824
$1,000,000 to $2,000,000	36 / 1,882	33 / 1,918
$2,000,000 and Up	53 / 1,444	51 / 1,446

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.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,850,000 / $3,530,163	$1,849,000 / $3,459,433
Median/Average List Price Condos/Townhomes	$850,000 / $1,086,549	$850,000 / $1,092,714
Median/Average Closed Price SFR (7 Days)	$1,465,000 / $2,234,243	$1,575,000 / $2,164,270
Median/Average Closed Price Condos (7 Days)	$787,000 / $873,992	$799,900 / $908,848
Sold Price vs List Price Over $2.5	Lower by $226,539 (4%)	Lower by $192,045 (4%)
Sold Price vs List Price Under $2.5M	Lower by $6,041 (.5%)	Lower by $8,780 (.7%)

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

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.

Selling Your Property in Orange County

Orange County Real Estate Market Report: July 20, 2026 - Inventory Climbs, Foreclosures Remain Low, and the Building Boom Continues

What Changed This Week:

Inventory reached a new 2026 high at 5,165, up from 5,104.
The SFR closed median price jumped to $1,575,000 from $1,460,000 last week, a $115,000 increase. Buyers transacted at meaningfully higher prices this week.
Both sold-versus-list price gaps narrowed slightly, a small positive signal for sellers in all price ranges.

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

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.

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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.

Inventory Data	This Week	Last Week
United States - Single Family Homes	859,359	844,011
Orange County - All Properties	5,165	5,104
OC Under Contract & Pending	1,898	1,916
OC New Listings Last 7 Days	715	879
OC Sold Last 7 Days	437	423

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.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	60	60
Median Days on Market	40	40
Under $1,000,000	41 / 1,824	39 / 1,801
$1,000,000 to $2,000,000	33 / 1,918	33 / 1,869
$2,000,000 and Up	51 / 1,446	52 / 1,449

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.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,849,000 / $3,459,433	$1,869,000 / $3,508,645
Median/Average List Price Condos/Townhomes	$850,000 / $1,092,714	$850,000 / $1,098,806
Median/Average Closed Price SFR (7 Days)	$1,575,000 / $2,164,270	$1,460,000 / $1,986,963
Median/Average Closed Price Condos (7 Days)	$799,900 / $908,848	$790,000 / $923,897
Sold Price vs List Price Over $2.5	Lower by $192,045 (4%)	Lower by $222,342 (4.2%)
Sold Price vs List Price Under $2.5M	Lower by $8,780 (.7%)	Lower by $13,530 (1%)

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.

Selling Your Property in Orange County

Orange County Real Estate Market Report: July 13, 2026 - Orange County Inventory Hits 2026 High as New Listings Surge

What Changed This Week:

Orange County inventory jumped to 5,104, the highest level of 2026, as new listings surged to 879 for the week, also a year-high.
Closings pulled back to 423 from 478, partly a hangover from the holiday week's thinner pipeline.
National inventory moved in the opposite direction, dropping from 852,241 to 844,011. More on why below.

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

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

Market Trends

Orange County 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.

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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.

Inventory Data	This Week	Last Week
United States - Single Family Homes	844,011	852,241
Orange County - All Properties	5,104	4,842
OC Under Contract & Pending	1,916	1,922
OC New Listings Last 7 Days	879	500
OC Sold Last 7 Days	423	478

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.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	60	62
Median Days on Market	40	40
Under $1,000,000	39 / 1,801	40 / 1,695
$1,000,000 to $2,000,000	33 / 1,869	33 / 1,768
$2,000,000 and Up	52 / 1,449	54 / 1,395

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.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,869,000 / $3,508,645	$1,899,000 / $3,613,590
Median/Average List Price Condos/Townhomes	$850,000 / $1,098,806	$859,000 / $1,105,130
Median/Average Closed Price SFR (7 Days)	$1,460,000 / $1,986,963	$1,472,500 / $2,153,581
Median/Average Closed Price Condos (7 Days)	$790,000 / $923,897	$848,000 / $988,447
Sold Price vs List Price Over $2.5	Lower by $222,342 (4.2%)	Lower by $148,144 (2.7%)
Sold Price vs List Price Under $2.5M	Lower by $13,530 (1%)	Lower by $11,282 (.9%)

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.

Selling Your Property in Orange County

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

What Changed This Week:

Inventory dipped to 4,842 from 4,972, driven by the July 4th holiday slowing new listings to 500 from 724. Open houses were a fraction of the typical 2,500 weekend average. Expect a bounce back in new listings this week.
Closings held at 478, up slightly from 463.
In the $1M to $2M range, only 241 of 1,768 active listings have been on the market longer than 90 days. That's 86% moving within 90 days, a clear sign of where demand is strongest in Orange County right now.

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

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.

Inventory Data	This Week	Last Week
United States - Single Family Homes	852,241	841,547
Orange County - All Properties	4,842	4,972
OC Under Contract & Pending	1,922	2,036
OC New Listings Last 7 Days	500	724
OC Sold Last 7 Days	478	463

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.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	62	60
Median Days on Market	40	39
Under $1,000,000	40 / 1,695	38 / 1,695
$1,000,000 to $2,000,000	33 / 1,768	31 / 1,835
$2,000,000 and Up	54 / 1,395	52 / 1,456

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.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,899,000 / $3,613,590	$1,899,000 / $3,577,644
Median/Average List Price Condos/Townhomes	$859,000 / $1,105,130	$869,450 / $1,118,389
Median/Average Closed Price SFR (7 Days)	$1,472,500 / $2,153,581	$1,477,500 / $2,047,125
Median/Average Closed Price Condos (7 Days)	$848,000 / $988,447	$893,550 / $1,007,067
Sold Price vs List Price Over $2.5	Lower by $148,144 (2.7%)	Lower by $418,969 (7%)
Sold Price vs List Price Under $2.5M	Lower by $11,282 (.9%)	Lower by $4,899 (.4%)

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.

Selling Your Property in Orange County

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

What Changed This Week:

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

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

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

Market Trends

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

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

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

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

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

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

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

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

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

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

Orange County Days on Market Statistics

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

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

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

Tustin and North Tustin Market Snapshot

Single Family Homes

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

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

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

Condos and Townhomes

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

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

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

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

Deal of the Week: 1281 Country Hills, North Tustin

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

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

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

What Changed This Week:

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

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

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

Market Trends

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

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

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

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

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

Irvine Market Snapshot

Single Family Homes

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

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

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

Condos and Townhomes

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

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

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

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

See the detailed market report for Irvine at this link.

Deal of the Week: 3371 Pecan Street, Irvine

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

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

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

What Changed This Week:

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

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

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

Market Trends

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

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

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

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

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

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

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

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

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

Newport Beach Market Snapshot

Single Family Homes

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

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

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

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

Condos and Townhomes

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

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

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

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

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

Deal of the Week: 2 Chatham Court, Newport Beach

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

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

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

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

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

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

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

Market Trends

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

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

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

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

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

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

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

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

Orange County Days on Market Statistics

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

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

Fountain Valley Market Snapshot

Single Family Homes

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

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

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

Condos and Townhomes

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

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

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

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

Deal of the Week: 16653 Mt Cachuma, Fountain Valley

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

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

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

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

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

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

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

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

Market Trends

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

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

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

San Clemente Market Snapshot

Single Family Homes

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

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

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

Condos and Townhomes

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

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

Deal of the Week: 731 Calle Vallarta, San Clemente

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

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

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

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

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

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

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

Market Trends

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

This week I looked a little harder at the numbers.

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

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

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

Hiring A Real Estate Agent

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

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

Orange County Days on Market Statistics

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

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

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

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

Huntington Beach Market Snapshot

Single Family Homes

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

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

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

Condos and Townhomes

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

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

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

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

Deal of the Week

10042 Sprit Circle, Huntington Beach 92646

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

That is the honest description. This is a project.

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

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

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

Laguna Woods Condo For Sale With Garage

Selling Your Property in Orange County

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

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

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

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

Market Trends

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

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

Costa Mesa Market Snapshot

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

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

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

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

Deal of the Week

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

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

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

Laguna Woods Condo For Sale With Garage

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

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

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

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

Market Trends

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

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

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

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Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

55+ Community Market Snapshot

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

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

Laguna Woods Condo For Sale With Garage

Selling Your Property in Orange County

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

Ocean View Property Market Snapshot

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

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

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

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

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

Deal of the Week

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

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

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

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

Laguna Woods Condo For Sale With Garage

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

Big Brokerages Making Headlines

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

Multifamily Market Snapshot

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

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

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

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

Deal of the Week

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

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

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

Laguna Woods Condo For Sale With Garage

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

Current Mortgage Rates

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

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

Tustin Market Snapshot

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

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

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

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

Deal of the Week

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

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

Laguna Woods Condo For Sale With Garage

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

Eastside Costa Mesa Market Snapshot

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

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

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

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

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

Deal of the Week

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

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

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

Laguna Woods Condo For Sale With Garage

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

Mesa Verde Costa Mesa Market Snapshot

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

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

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

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

Deal of the Week

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

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

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

Laguna Woods Condo For Sale With Garage

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

Orange County Real Estate Market Report March 30, 2026 - Pre-Marketing Blunder

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

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

Selling Your Property in Orange County

Market Trends

Last week I promised to write about pre-market listings, and I want to start by being honest about my perspective. I am a working broker. I got a home under contract this week. I also use MLS data every single week to write this report. So this is not a theoretical concern for me.

The debate is usually framed around seller choice, and I understand the appeal of that argument. But the real issue is data. When a company like Compass holds a listing in their private network for 60 days and then enters it into the MLS after it fails to sell, the MLS records that home as a new listing. The days on market are incorrect. Multiply that across hundreds of transactions and the data that buyers, sellers, and agents rely on becomes meaningfully inaccurate. Days on market drops artificially. The market looks more competitive than it actually is. And when I pull comps to advise a client, I am working with a distorted picture.

Compass's own marketing materials describe one of the advantages of their approach as the ability to "protect and control their data." That says it all. This is not about giving sellers more options. It is about keeping information out of a shared system that the entire market depends on. When I write this report, I depend on complete and accurate MLS data. So do the buyers and sellers reading it.

Mortgage Rates

Mortgage rates moved higher again this week, reaching another eight-month high. According to mortgage reporter Matthew Graham, the average 30-year fixed rate hit 6.64% on Friday, March 27th, after briefly touching 6.7% earlier in the day before bond market movement brought it back down slightly. Rates have been trending upward in recent weeks, and buyers who were hoping for relief heading into the spring season are not getting it yet. That said, the market here in Orange County is still active, as this week's sales numbers show. Buyers are adjusting to the rate environment and moving forward anyway.

Orange County Housing Inventory Statistics

Inventory continues to build as we move deeper into spring. Orange County now has 3,998 total properties on the market, up from 3,867 last week and approaching the 4,000 mark. Nationally, single family home inventory climbed to 713,549, continuing a steady upward trend.

The most encouraging number this week is on the sales side. Orange County saw 465 homes sold in the last seven days, a meaningful jump from 419 the week before. New listings held nearly flat at 691. Pending contracts came in at 2,016, slightly off last week's 2,095, but still a healthy level of buyer activity heading into April.

Inventory Data	This Week	Last Week
United States - Single Family Homes	713,549	705,663
Orange County - All Properties	3,998	3,867
OC Under Contract & Pending	2,016	2,095
OC New Listings Last 7 Days	691	690
OC Sold Last 7 Days	465	419

Orange County Days on Market Statistics

The pace of the market remained consistent this week. The average days on market held at 57 and the median stayed at 33, matching last week exactly. That stability tells you the market is not accelerating or cooling in any dramatic way right now.

Speed still varies significantly by price point. Homes between $1,000,000 and $2,000,000 are moving the fastest, with a median of just 25 days on market. Homes under $1,000,000 are sitting at a median of 33 days, and homes over $2,000,000 are averaging 41 days. Active listings grew across all three price ranges, which is consistent with the seasonal inventory build we typically see this time of year.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	57	57
Median Days on Market	33	33
Under $1,000,000	33 / 1,353	33 / 1,314
$1,000,000 to $2,000,000	25 / 1,374	25 / 1,330
$2,000,000 and Up	41 / 1,277	41 / 1,234

Orange County Key Housing Statistics

List prices for single family homes held nearly flat this week. The median came in at $2,049,900, virtually unchanged from last week's $2,050,000. Closed prices for single family homes ticked up slightly, with the median reaching $1,435,000 compared to $1,427,000 last week.

One number worth highlighting this week: homes priced under $2,500,000 sold for an average of $2,615 above the list price. That is a small margin, but it flipped positive from last week when homes in that range were closing just slightly under asking. It is a sign that competitive demand in the mid-market is still very much alive.

The over $2,500,000 segment tells a different story, but context matters here. The data shows an average closed price $389,940 below list price this week, which looks like a sharp swing from last week's $221,858 gap. However, two outlier transactions in Newport Coast are responsible for most of that difference. 36 Pelican Crest sold for $20,000,000 under it's original list price and 3 Seashell sold for $10,000,000 under it's original list price. When those two sales are removed, the average closed price for homes over $2,500,000 came in 3.5% below list, or $137,483 under, which is much more in line with what we typically see in that price range.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$2,049,900 / $3,797,498	$2,050,000 / $3,861,859
Median/Average List Price Condos/Townhomes	$869,900 / $1,167,233	$868,000 / $1,150,772
Median/Average Closed Price SFR (7 Days)	$1,435,000 / $1,993,043	$1,427,000 / $1,951,029
Median/Average Closed Price Condos (7 Days)	$825,000 / $1,011,036	$852,500 / $1,058,609
Sold Price vs List Price Over $2.5	Lower by $389,940 (7.4%)*	Lower by $221,858 (4.6%)
Sold Price vs List Price Under $2.5M	Higher by $2,615 (.2%)	Lower by $2,450 (.2%)

San Clemente Market Snapshot

San Clemente is one of the more active markets in Orange County right now, and the numbers back it up. There are currently 107 active listings in the city, with 61 homes under contract and 87 closings in the last 60 days. That level of turnover points to genuine, sustained demand rather than a seasonal blip.

The days on market data tells the story clearly. The 87 homes that closed in the last 60 days had a median of just 13 days on market. That is a fast market by any measure. For the 107 active listings, the median sits at 34 days, which suggests that well-priced homes are being absorbed quickly while overpriced properties are sitting.

For buyers drawn to the coastal lifestyle, San Clemente has 58 ocean view properties currently available, with an average list price of $3,660,667. You can browse all current San Clemente ocean view homes on our website. If you are looking for a more affordable entry point, there are also 9 condos available under $1,000,000. We maintain a full list of ocean view homes for sale under $1,000,000 across Orange County if you want to explore your options.

Deal of the Week

Our Deal of the Week is a beautifully renovated condo coming to the market next week in Stanton. This 3 bedroom, 2.5 bathroom home offers 1,437 square feet of updated living space, priced at $700,000.

At $487 per square foot, this is a good entry point for buyers looking for a move-in ready home in Orange County. Renovated properties in this price range tend to move quickly, so if you are interested in getting a first look before it hits the market, reach out to us directly at 949-430-7500 or send us an email.

Also Coming Soon

If you are looking for something larger, we have a stunning home coming to the market in mid-April in the Talega community of San Clemente. This 5 bedroom, 4 bathroom home offers 3,412 square feet of living space, a 3-car garage, and golf course views. Priced at $2,200,000, the price per square foot is well below what you typically see for a home of this size and quality in Talega. If you would like to be notified when this home hits the market or would like more information before it is listed, contact us at 949-430-7500 or send us an email.

Laguna Woods Condo For Sale With Garage

Orange County Real Estate Market Report March 23, 2026 - For Rent Construction and The Government Housing Answer

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

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

Selling Your Property in Orange County

Market Trends

Demand for homes in Orange County remains strong as we move into the spring. However, many people are watching the news closely. One major topic is the 21st Century ROAD to Housing Act. This new bill passed in the Senate with a very high vote of 89-10. It shows that both parties know that housing costs have reached a breaking point. This bill is a big deal for the market report because it tries to cut "red tape" and make it easier to build homes. It also has a rule called "Homes are for People, Not Corporations." This stops large companies from buying up too many single-family homes, which helps the everyday first-time homebuyer.

We are also seeing a big jump in "for-rent" construction. Large developers are building these units at a fast pace. While they say this helps meet the need for rentals, these projects are largely built for profit. In places like Irvine and Anaheim, thousands of new units are under way, but they often come with high rents that keep the market feeling tight for the average person.

Another big question is about mortgage rates. Right now, the average 30-year fixed rate is near 6.31%. This is the highest we have seen in six months, mostly due to new inflation data. In 2024 and 2025, rates stayed near 6.5% and higher, which really slowed down the market. With global conflicts causing some stress, many wonder if rates will jump back up. High oil prices can lead to inflation, which usually pushes rates higher. For now, the orange county real estate market is still positive based on the statistics. Everyone needs a roof over their head, and in this market, most sellers are also looking to buy their next home.

Early Housing Predictions: At the start of 2026, many experts were very hopeful. They predicted that home sales would grow by as much as 14% this year. This was because mortgage rates had finally dropped below 6% for the first time in years. However, the recent conflict in Iran has caused a sudden pullback in those high expectations.

The main reason for this change is "war-related inflation." The conflict has pushed oil prices toward $110 a barrel, which makes almost everything more expensive. When inflation goes up, mortgage rates usually follow. In just a few weeks, rates jumped from 5.98% back up toward 6.31%. Because of this, many economists have lowered their 2026 sales goals. They now expect a "slower recovery" instead of a big boom. Buyers are becoming more cautious, and some sellers are choosing to stay put rather than trade their current low rates for a higher one.

Zillow Vs Compass Portal Wars: If you are a buyer or seller, you want all the data in one place. That is why I write this report and work so hard on providing market data at the city and even neighborhood level. I can't see how having a home on one website but not another could benefit the seller. Sellers need maximum exposure and buyers need to see every option. I will continue to provide all the data on this site even as the data gets more and more fractured.

Next week, I will write about "coming soon" and "pre-market" listings. Many industry insiders are questioning if these actually help you, the consumer. Some believe these private networks are more about money than your best interest. If you are a buyer or seller, it is important to have a real estate agent who understands how these shifts change your local neighborhood.

Orange County Housing Inventory Statistics

The current data shows a steady build in available supply. Local inventory in Orange County reached 3,867 units this week, up from 3,815 last week. This follows a national trend where single-family home inventory has grown to 705,663 units.

When comparing these figures to the same period in 2025, Orange County inventory is up approximately 9%. This year-over-year increase is largely driven by a rise in new listings, with 690 homes entering the market in the last seven days alone. However, the number of properties under contract remains high at 2,095, indicating that while supply is growing, it is being met with consistent buyer activity.

Inventory Data	This Week	Last Week
United States - Single Family Homes	705,663	697,251
Orange County - All Properties	3,867	3,815
OC Under Contract & Pending	2,095	2,014
OC New Listings Last 7 Days	690	678
OC Sold Last 7 Days	419	429

Orange County Days on Market Statistics

The pace of the market is currently stable, though speed varies significantly by price point. The average time a listing stays on the market is 57 days, with a median of 33 days. However, the most recent closing data shows that the homes actually selling are moving much faster. Of the 419 homes sold in the last seven days, the median days on market was only 15, with an average of 34.

Looking at current active listings, homes under $1,000,000 have a median market time of 33 days. The $1,000,000 to $2,000,000 range remains the most active segment at 25 days. Luxury listings priced at $2,000,000 and up are averaging 41 days. The 15-day median for recent sales indicates that buyers are acting very fast when the right property hits the MLS at a fair price.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	57	57
Median Days on Market	33	32
Under $1,000,000	33 / 1,314	33 / 1,284
$1,000,000 to $2,000,000	25 / 1,330	25 / 1,314
$2,000,000 and Up	41 / 1,234	40 / 1,230

Orange County Key Housing Statistics

Pricing trends for the week show continued upward pressure on asking prices. The median list price for a single-family home is now $2,050,000, up from $1,998,000 last week. This is a large jump compared to March 2025, when the median sales price was closer to $1,450,000. Condos and townhomes also saw an increase, with a median list price of $868,000.

A breakdown of sales price versus list price reveals where buyers have the most leverage. In the segment under $2.5 million, the market remains very competitive. Buyers are paying an average of 99.8% of the list price, which is a tiny discount of only 0.2%. The luxury market, over $2.5 million, is seeing more room for negotiation. These homes sold for an average of $221,858 below the asking price. This is a 4.6% discount, which has grown from the 3.96% discount we saw last week. This suggests that while mid-level markets are firm, high-end sellers are becoming more flexible as inventory builds.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$2,050,000 / $3,861,859	$1,998,000 / $3,731,408
Median/Average List Price Condos/Townhomes	$868,000 / $1,150,772	$860,000 / $1,171,441
Median/Average Closed Price SFR (7 Days)	$1,427,000 / $1,951,029	$1,490,000 / $1,955,534
Median/Average Closed Price Condos (7 Days)	$852,500 / $1,058,609	$877,500 / $1,120,598
Sold Price vs List Price Over $2.5	Lower by $221,858 (4.6%)	Lower by $178,450 (3.96%)
Sold Price vs List Price Under $2.5M	Lower by $2,450 (.2%)	Lower by $2,356 (.2%)

Laguna Woods Condo For Sale With Garage

Orange County Real Estate Market Report March 16, 2026 - Midwest Demand Surges As OC Market Continues To Be Steady

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

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

Selling Your Property in Orange County

Market Trends

The housing report shows an interesting shift this week. Across the country, the Midwest is seeing a massive surge in sales. Buyers there are very active, and many homes are getting offers quickly. While that area is heating up, we are watching our local market closely and the stats continue to be steady.

Mortgage rates have ticked up to 6.36%. This small rise might slow things down a bit in the coming weeks. However, there is still plenty of reason to feel good about the market. Mortgage applications have stayed positive for eight weeks in a row. This shows that people are still very eager to find their next home.

We have new data on the total number of properties for sale. This includes condos and townhomes along with houses. Total inventory grew to 1.29 million units. This is a 2.4% rise from January and nearly 5% higher than last year. At the current pace, we have a 3.8-month supply of homes. This steady growth gives buyers more options than they had a year ago.

Orange County Housing Inventory Statistics

In Orange County, we see more homes hitting the market. Total inventory for all property types rose to 3,815, up from last week. While we had 678 new listings in the last seven days, the number of homes sold also jumped significantly to 429. This tells us that even as more homes become available, buyers are ready to act.

Inventory Data	This Week	Last Week
United States - Single Family Homes	697,251	686,879
Orange County - All Properties	3,815	3,763
OC Under Contract & Pending	2,014	1,972
OC New Listings Last 7 Days	678	732
OC Sold Last 7 Days	429	367

Orange County Days on Market Statistics

Homes are selling slightly faster this week. The average time a home stays on the market in Orange County dropped to 57 days. The middle point, or median, is now just 32 days. For homes priced between $1 million and $2 million, the pace is even quicker at only 25 days. This suggests that the "sweet spot" of the market remains very competitive. Buyers should be prepared to make a solid offer when they find a home they love.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	57	58
Median Days on Market	32	333
Under $1,000,000	33 / 1,284	33 / 1,298
$1,000,000 to $2,000,000	25 / 1,314	26 / 1,275
$2,000,000 and Up	40 / 1,230	39 / 1,201

Orange County Key Housing Statistics

The market report shows some changes in prices this week. The median list price for a single-family home is just under $2 million. Interestingly, the average list price for condos and townhomes went up to over $1.17 million. We also see that homes under $2.5 million are selling very close to their asking price, usually within 0.2%. For luxury homes over $2.5 million, buyers are finding more room to negotiate, with sales prices averaging about 4% below the list price.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,998,000 / $3,731,408	$2,050,000 / $3,715,115
Median/Average List Price Condos/Townhomes	$860,000 / $1,171,441	$857,490 / $1,139,075
Median/Average Closed Price SFR (7 Days)	$1,420,000 / $1,908,141	$1,490,000 / $1,955,534
Median/Average Closed Price Condos (7 Days)	$877,500 / $1,120,598	$830,000 / $1,069,996
Sold Price vs List Price Over $2.5	Lower by $178,450 (3.96%)	Lower by $230,150 (4.8%)
Sold Price vs List Price Under $2.5M	Lower by $2,356 (.2%)	Lower by $2,431 (.2%)

Laguna Beach Market Snapshot

If you are looking for a home by the sea, there are 164 properties for sale in Laguna Beach right now. Prices range from a low of $825,000 to a high of $50,000,000. Most of these are single-family homes, with 125 currently on the market. While the average price is quite high at over $9.4 million, there are still options for different budgets. You can find 25 homes priced under $3 million and 7 homes under $2 million. Here is the Laguna Beach market report.

For those who prefer condos or townhomes, there are 30 units for sale. These stay on the market for an average of 85 days, with a median of 57 days. Single-family homes move a bit slower with an average of 114 days, but the median is also 55 days. This shows that while luxury estates may take time to sell, well-priced homes in Laguna Beach are still in high demand. Here is the Laguna Beach condo and townhome market report.

Deal Of The Week

This single-family home in Placentia offers four bedrooms and three bathrooms across 2,171 square feet of living space and has been nicely upgraded. With a list price of $998,000, this home is a great value for the area, as many similar homes in Placentia are currently selling for over $1.1 million. This is a perfect chance for a buyer looking for a move-in-ready home in a quiet neighborhood. We will have professional photos ready to share later this week.

Laguna Woods Condo For Sale With Garage

Orange County Real Estate Market Report March 9, 2026 - Rates, Inventory and Trends

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

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

Selling Your Property in Orange County

Market Trends

The spring home buying season is here, and the signs are easy to spot. Open houses are busier, more homes are hitting the market, and both buyers and sellers are showing up ready to move. Across the country, the number of homes for sale is up about 10% from last year. Here in Orange County, we are seeing a similar trend.

The biggest outside story right now is the war in Iran, and it is worth addressing directly. Just before the conflict began, mortgage rates had dipped below 6% for the first time in years, a promising sign for the spring market. That did not last long. According to Mortgage News Daily, the 30-year fixed rate now sits at 6.16%, and it could move higher if oil prices stay elevated.

Here is what is driving that: the conflict has disrupted tanker traffic through the Strait of Hormuz, sending oil prices sharply higher and stoking fresh inflation fears. In California, we are already feeling it at the pump, with gas prices up roughly 50 cents a gallon. Higher energy costs push inflation higher, and higher inflation pushes mortgage rates up.

What makes this moment unusual is where investors are putting their money. In past conflicts, uncertainty typically sent investors rushing into US Treasury bonds, which would have pushed bond yields down and pulled mortgage rates with them. This time, AI enthusiasm and strong corporate profits are keeping investors focused on US stocks rather than bonds. When markets treat a crisis as an inflation shock rather than a growth scare, bond yields can actually rise even as uncertainty grows, which is exactly what we are seeing now. The result is mortgage rates moving up instead of down.

Despite all of this, the local market is holding steady. The number of homes under contract and pending here in Orange County went up this week. Buyers are active and ready to act when a home looks good and is priced fairly. Sellers are returning too, sensing that motivated buyers are out there. The broader market consensus is that the war is unlikely to trigger a full recession, which is an important backdrop for anyone considering a move.

The Iran war has added real uncertainty, and Orange County buyers are paying more at the gas station and slightly more for their mortgage than they were two weeks ago. But the local market data remains healthy for this time of year. Inventory is growing, demand is holding, and the spring season is underway. For buyers and sellers who are ready, this market still has plenty of opportunity.

Orange County Housing Inventory Statistics

The number of homes for sale in Orange County rose this week. We now have 3,763 properties available. This is more than the 3,656 we saw last week. It is also a big jump from one year ago. In March 2025, there were fewer homes on the market. This means buyers have much more to choose from today.

We saw 732 new listings hit the market in the last seven days. This shows that the spring season is moving fast. Even though more homes are for sale, people are still buying. There are 1,972 homes currently under contract. This is an increase from last week. While some news might sound scary, our local housing report shows that Orange County real estate remains very strong.

Inventory Data	This Week	Last Week
United States - Single Family Homes	686,879	690,741
Orange County - All Properties	3,763	3,656
OC Under Contract & Pending	1,972	1,855
OC New Listings Last 7 Days	732	702
OC Sold Last 7 Days	367	451

Orange County Days on Market Statistics

Homes are moving at a steady pace. The average time a home stays on the market is 58 days. This is one day faster than last week. However, this is slower than last year. Today, the median time on market is 33 days. This shift gives buyers more time to think. You do not have to rush into a choice like people did in the past.

The speed of a sale depends on the price. Homes priced under $2 million move the fastest. They usually find a buyer in about 26 to 33 days. Luxury homes priced over $2 million take a bit longer, averaging 39 days. This is a healthy sign for orange county real estate. It shows a market that is not too fast and not too slow.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	58	59
Median Days on Market	33	32
Under $1,000,000	33 / 1,298	33 / 1,277
$1,000,000 to $2,000,000	26 / 1,275	27 / 1,222
$2,000,000 and Up	39 / 1,201	38 / 1,170

Orange County Key Housing Statistics

Prices in Orange County are still strong. The median list price for a single-family home is now $2,050,000. This is up from last week. For condos and townhomes, the median price is around $857,490. When we look at homes that sold in the last week, the average price was nearly $2 million.

One interesting change is how much buyers pay compared to the asking price. For homes over $2.5 million, the data shows they sold for 4.8% under the asking price. This seems like a big drop, but one large sale changed the average. A home at 2401 Bayshore in Newport Beach was listed for $21,995,000 but closed for $15,000,000. For homes under $2.5 million, the final price is still very close to the asking price. As your real estate agent, I can help you look at these numbers for your specific city. Every area is a little different, and we want you to have the best facts.

See all condos and townhomes for sale in Orange County.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$2,050,000 / $3,715,115	$1,998,800 / $3,664,648
Median/Average List Price Condos/Townhomes	$857,490 / $1,139,075	$849,900 / $1,148,289
Median/Average Closed Price SFR (7 Days)	$1,490,000 / $1,955,534	$1,465,000 / $2,143,770
Median/Average Closed Price Condos (7 Days)	$830,000 / $1,069,996	$800,000 / $901,100
Sold Price vs List Price Over $2.5	Lower by $230,150 (4.8%)	Lower by $225,272 (4%)
Sold Price vs List Price Under $2.5M	Lower by $2,431 (.2%)	Lower by $11,225 (.99%)

Yorba Linda Market Snapshot

This week, we are looking closely at Yorba Linda. There are 114 total homes for sale in this city. On average, these homes stay on the market for 44 days. However, half of them sell in just 25 days or less. This shows that many buyers are looking for a home in this area.

Most of the homes for sale are single-family houses. There are 86 of these on the market. Their average price is $2,153,299, and they sell in about 26 days. If you are looking for a condo or townhome, there are 28 available. These move even faster. The average price is $693,463, and they sell in just 11 days. Right now, homes priced under $800,000 in Yorba Linda are moving very quickly. If you want to buy in this price range, you should be ready to act fast.

Every area of Orange County is different. If you want more detailed statistics for your specific neighborhood, feel free to reach out. Whether you are considering selling or looking to buy, we are here to help. You can also explore our Orange County Market Reports by City for a deeper dive into any community.

Deal Of The Week

Our Deal of the Week is a great new listing in Stanton. This home will hit the market next weekend. It is a large home with 2,600 square feet of space. It sits on a big lot that is 8,000 square feet. This house was built in 1956 and has lots of charm.

Inside, you will find 4 bedrooms and 3 bathrooms. This is plenty of room for a growing family or someone who needs a home office. The asking price will be $1,000,000. Finding a home this size for this price in Orange County is a great find. If you want to see this home before it is gone, reach out to us today.

Indian Wells Home For Sale

Across Southern California, we receive both listings and buyer requests from a wide range of locations, thanks in large part to our website, which generates over 1 million impressions each month. This high visibility allows us to showcase properties to a broad audience, expanding distribution and putting more eyes on each home.

One example is a fantastic new-build property in Indian Wells that we are currently helping with. This home allows short-term rentals, is located next to the tennis center, and is close to desert attractions including golf courses and music festivals. The owners lived here year-round and made thoughtful, sensible upgrades throughout the home. Take a closer look at this listing: 77431 Huntley Dr. Indian Wells

Orange County Real Estate Market Report March 2, 2026 - Inventory Rises and the Power of the MLS

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

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

Selling Your Property in Orange County

Market Trends

A major shift is happening in how homes are sold. It is important for you to know what is going on behind the scenes. Recently, three giant companies, Compass, Rocket Companies, and Redfin, formed a new alliance. This group is directly challenging the National Association of Realtors (NAR) and the rules that keep the housing market open and fair.

For years, the Clear Cooperation Policy required a real estate agent to list a home on the public MLS within one day of telling the public about it. This ensured every buyer had a fair shot and every seller got the most eyes on their home. This new alliance wants to bypass that. They are now sharing "Coming Soon" and "Private Exclusive" listings directly with each other. This creates a private club of over 500,000 homes that are not on the public market.

Is this really about Seller Choice?

While these companies claim they are giving sellers more freedom, many industry experts, including myself, see a different motive. By keeping listings private, these big brokerages are trying to "double end" deals. This means they want to represent both the buyer and the seller. This keeps the entire commission within their own network.

Here is the reality for homeowners:

The Best Price Comes from the Open Market: Data shows that properties listed on the open market sell for more money 99% of the time. When you limit who can see your home, you limit the number of offers you get.
The Days on Market Trick: These private networks allow sellers to test prices without the "days on market" clock showing up. However, if the home fails to sell privately and eventually moves to the MLS, which happens most of the time, the clock should reflect that entire sales effort.
The Power of Local: While these big corporations play games with data, my hyper local approach remains the same. My website still reaches 1,000,000 visitors a month looking specifically for Orange County real estate. When I list a home, it goes on the MLS for the whole world to see. Then it gets special attention on my high performing local site.

In other news, mortgage rates are currently averaging around 6.05% for a 30-year fixed loan. While rates are better than they were a year ago, many buyers are still taking their time. About 62% of people feel buying a home right now is a challenge. However, we are seeing more homes for sale now than we did last winter. This is a good sign as we head into the spring.

Orange County Housing Inventory Statistics

The number of homes for sale in Orange County is growing. This week, we have 3,656 total properties available. That is an increase from 3,582 last week. Locally, we saw 702 new listings hit the market in the last seven days. This is a big jump from the 603 we saw the week before.

While more homes are coming on the market, the number of homes sold is also rising. We had 451 homes sold this week compared to 330 last week. This shows that the spring buying season is starting to pick up speed. Nationally, inventory is down slightly, but Orange County is seeing a nice boost in options for buyers.

Inventory Data	This Week	Last Week
United States - Single Family Homes	690,741	700,259
Orange County - All Properties	3,656	3,582
OC Under Contract & Pending	1,855	1,854
OC New Listings Last 7 Days	702	603
OC Sold Last 7 Days	451	330

Orange County Days on Market Statistics

Homes are selling a little faster this week. The average time a home stays on the market is now 59 days, down from 61 days last week. The median time is 32 days.

If a home is priced under $1 million, it usually finds a buyer in about 33 days. Homes between $1 million and $2 million are moving the fastest, taking only 27 days on average. High-end homes priced over $2 million are also moving quicker than last week, dropping from 39 days down to 38. This tells us that if a home is priced right, buyers are ready to act.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	59	61
Median Days on Market	32	33
Under $1,000,000	33 / 1,277	33 / 1,277
$1,000,000 to $2,000,000	27 / 1,222	26 / 1,204
$2,000,000 and Up	38 / 1,170	39 / 1,110

Orange County Key Housing Statistics

Prices in Orange County remain strong. The median list price for a single-family home is now $1,998,800. For condos and townhomes, the median price stayed steady at $849,900.

One interesting trend is the gap between the asking price and the final sale price. For homes over $2.5 million, buyers are successfully negotiating prices down by about 4% (roughly $225,000). For homes under $2.5 million, the discount is much smaller, at less than 1%. This means the market for luxury homes has a bit more room for deals right now.

See all condos and townhomes for sale in Orange County.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,998,800 / $3,664,648	$1,990,000 / $3,660,515
Median/Average List Price Condos/Townhomes	$849,900 / $1,148,289	$849,900 / $1,136,988
Median/Average Closed Price SFR (7 Days)	$1,465,000 / $2,143,770	$1,400,000 / $1,690,877
Median/Average Closed Price Condos (7 Days)	$800,000 / $901,100	$880,000 / $1,001,865
Sold Price vs List Price Over $2.5	Lower by $225,272 (4%)	Lower by $142,039 (3.6%)
Sold Price vs List Price Under $2.5M	Lower by $11,225 (.99%)	Lower by $8,643 (.7%)

Santa Ana Market Snapshot

Santa Ana is a busy market with 174 total listings currently available. Compared to this time last year, the market has slowed down. In March 2025, homes were selling in under 30 days. Now, buyers have more time to look at their options.

Single-Family Homes: There are 84 homes for sale with an average price of $1,383,954. These stay on the market for an average of 64 days (33 days median).
Condos and Townhomes: There are 88 listings with a much lower average price of $506,575. These move a bit slower, averaging 74 days on the market (48 days median).

This shift gives buyers more room to negotiate than they had a year ago. If you want to see how your specific neighborhood compares, reach out for a custom report.

Deal Of The Week

Our featured property this week is a rare find in a peaceful Brea neighborhood. This large single-family home offers plenty of room for a growing family or those who love to entertain.

Property Highlights:

Space: 5 bedrooms and 3 bathrooms across 2,481 square feet.
Lot Size: A generous 6,200 square foot lot with plenty of outdoor potential.
Value: This home features a very low price per square foot compared to other homes in the area.

Brea is a popular city because it offers a great balance of suburban feel and active community life. Finding a five-bedroom home at this price point is becoming much harder in today’s market. This property will be officially listed this weekend, so it is a perfect time to get ahead of the spring rush.

Indian Wells Home For Sale

Orange County Real Estate Market Report February 23, 2026 - 5% Rates Are Back and Sellers Are Standing Firm

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

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

Selling Your Property in Orange County

Market Trends

The Orange County housing market is seeing some very interesting shifts as we move through February. We have major news on mortgage rates that is catching everyone's attention. For the first time in over a month, the average top-tier 30-year fixed rate has dipped back down to 5.99%. We only saw this level once before on January 9th. Unlike the fast jump we saw in January, this move has been more gradual. This makes the current lower rates feel more stable and sustainable for the spring season.

When we look at the bigger picture, new home sales are a bright spot. National data shows that sales of new homes are holding firm at an annual rate of 745,000. While this is a small dip from last month, it is nearly 4% higher than it was a year ago. In Orange County, new construction is a vital part of our market, but it works differently than traditional sales. Right now, there are 202 new homes (built in 2025 or later) listed on the MLS. However, it is important to remember that builders only list a small portion of what they actually have available. In 2025, there were 413 sales of new homes recorded on the MLS, but the true number of new homes being built and sold across the county is often much higher.

One of the most surprising facts in our report this week is how sellers are acting. For homes priced under $2.5 million, the gap between the list price and the final sale price is very small. On average, these homes are selling for just $8,634 (0.7%) under their list price. This tells us that sellers at this price point do not feel much pressure to drop their prices. Demand is so high that most homes are selling very close to what the seller is asking.

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.

Orange County Housing Inventory Statistics

The number of homes for sale in Orange County grew again this week to 3,582. This is a steady climb from 3,521 last week. We saw 603 new listings hit the market in the last seven days. Buyer demand is keeping pace with this new supply. The number of homes "Under Contract and Pending" rose to 1,854, up from 1,784. This shows that even though more homes are appearing, they are being claimed quickly. This week, 330 homes finished their sales and closed.

Inventory Data	This Week	Last Week
United States - Single Family Homes	700,259	690,547
Orange County - All Properties	3,582	3,521
OC Under Contract & Pending	1,854	1,784
OC New Listings Last 7 Days	603	671
OC Sold Last 7 Days	330	339

Orange County Days on Market Statistics

Homes are moving at a very steady pace right now. The average time a home stays on the market dropped slightly to 61 days. The median time is 33 days, which means half of the homes find a buyer in about a month. For homes priced between $1 million and $2 million, the market is even faster at just 26 days. Luxury homes over $2 million are taking a bit longer, with a median of 39 days. These numbers show that if a home is priced right, it will not sit on the market for long.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	61	62
Median Days on Market	33	31
Under $1,000,000	33 / 1,277	32 / 1,258
$1,000,000 to $2,000,000	26 / 1,204	25 / 1,194
$2,000,000 and Up	39 / 1,110	38 / 1,069

Orange County Key Housing Statistics

Prices in Orange County are holding strong. The median list price for a single-family home rose to $1,990,000 this week. Condos and townhomes are steady with a median list price of about $849,900. We are now tracking the difference between list price and sold price in two groups. For homes over $2.5 million, buyers are seeing a bit more room to talk, with sales closing about $142,039 (3.6%) under list price. However, for homes under $2.5 million, the market is much tighter. Those homes sold for only $8,634 (0.7%) under list price. This proves that the "mid-range" market is still very competitive.

See all condos and townhomes for sale in Orange County.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,990,000 / $3,660,515	$1,950,000 / $3,680,085
Median/Average List Price Condos/Townhomes	$849,900 / $1,136,988	$850,000 / $1,136,368
Median/Average Closed Price SFR (7 Days)	$1,400,000 / $1,690,877	$1,425,000 / $1,912,390
Median/Average Closed Price Condos (7 Days)	$880,000 / $1,001,865	$820,000 / $1,103,355
Sold Price vs List Price Over $2.5	Lower by $142,039 (3.6%)
Sold Price vs List Price Under $2.5M	Lower by $8,634 (.7%)	Lower by $2,663 (.2%)

Anaheim Market Snapshot

With nearly 350,000 residents, Anaheim remains one of the largest and most varied housing markets in the county. Right now, there are 159 properties for sale across the city.

When we look specifically at single-family homes, there are 79 active listings with an average list price of $1,181,294. So far this year, 70 single-family homes have already closed their sales, with an average price of $1,018,797. This shows that well-priced homes in Anaheim are finding buyers quickly as we head into the spring.

The condo and townhome market is also very active:

Active Listings: 75 properties
Average List Price: $720,865
Closed Sales (YTD): 45 properties
Average Closed Price: $652,249

Deal Of The Week

This week’s featured property is a well maintained 5-bedroom, 4-bathroom home located in the heart of Anaheim Hills. With 3,205 square feet of living space on a generous 9,000 square foot lot, this home offers the kind of space and privacy that is becoming harder to find in Orange County.

We will have full photos and more details as this home hits the market this weekend.

Indian Wells Home For Sale

Orange County Real Estate Market Report February 16th, 2026 - Spring Momentum Continues and Big Builder News

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

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

Selling Your Property in Orange County

Market Trends

The Orange County housing market is showing strong signs of spring momentum. We are seeing a clear increase in both the number of homes for sale and the number of homes successfully closing. While more inventory is hitting the market, buyers are moving quickly to snap up the best properties. Because new listings are coming on so fast, the "days on market" remains very low. This usually points to a "sellers' market," though the overall feel is becoming more balanced as choice increases.

One of the most surprising facts right now is found in the mid-range market. Homes priced under $2.5 million are selling, on average, for only $2,663 below their current list price. This shows that sellers at this price point are standing firm. Buyers remain highly competitive for these homes, and demand is not slowing down. It is a great time for sellers to highlight their home's best features, as buyers are clearly willing to pay for quality.

In broader news, a major change is coming to the building landscape in Irvine. Tri Pointe Homes, a well-known builder in our area, is being acquired by Sumitomo Forestry, a large Japanese firm. Sumitomo began as a forestry management company and has grown into a global leader in homebuilding. They already own several major U.S. brands and aim to build 23,000 homes a year in the U.S. by 2030. This move brings more global investment into our local housing market and could lead to new growth and innovation in how homes are built here in Orange County.

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 1,500 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.

Orange County Housing Inventory Statistics

The total number of homes for sale in Orange County rose to 3,521 this week. This is a steady climb from 3,442 last week. We saw 671 new listings hit the market in the last seven days, which is an increase from the 627 new listings we saw previously. Even with more homes to choose from, buyer activity is very high. The number of homes "Under Contract and Pending" jumped to 1,784, showing that people are eager to buy. This week, 339 homes successfully closed their sales, a significant jump from the 263 sales we saw last week.

Inventory Data	This Week	Last Week
United States - Single Family Homes	690,547	687,697
Orange County - All Properties	3,521	3,442
OC Under Contract & Pending	1,784	1,709
OC New Listings Last 7 Days	671	627
OC Sold Last 7 Days	339	263

Orange County Days on Market Statistics

Homes are selling slightly faster this week. The average time a home stays on the market dropped to 62 days, compared to 64 days last week. The median time on market also dipped to 31 days. For homes priced between $1 million and $2 million, the speed is even more impressive, with a median of only 25 days. This quick pace shows that buyers are ready to act when the right home appears. Even luxury homes priced over $2 million are moving well, though they take a bit longer with a median of 38 days.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	62	64
Median Days on Market	31	32
Under $1,000,000	32 / 1,258	32 / 1,257
$1,000,000 to $2,000,000	25 / 1,194	26 / 1,150
$2,000,000 and Up	38 / 1069	37 / 1,039

Orange County Key Housing Statistics

Prices in our area remain very strong and steady. The median list price for a single-family home is holding at $1,950,000. For condos and townhomes, the median list price is also steady at $850,000. When we look at actual sales, the median closed price for a house was $1,425,000 this past week. Buyers are finding that there is very little room for negotiation in the most popular price ranges. For properties under $2.5 million, homes are selling for just 0.2% less than the list price on average, showing how competitive the Orange County market remains.

See all condos and townhomes for sale in Orange County.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,950,000 / $3,680,085	$1,950,000 / $3,733,700
Median/Average List Price Condos/Townhomes	$850,000 / $1,136,368	$850,000 / $1,133,727
Median/Average Closed Price SFR (7 Days)	$1,425,000 / $1,912,390	$1,425,000 / $2,034,157
Median/Average Closed Price Condos (7 Days)	$820,000 / $1,103,355	$800,000 / $1,045,811
Sold Price vs List Price All Properties	Lower by $19,760 (1.2%)	Lower by $23,469 (1.4%)
Sold Price vs List Price Under $2.5M	Lower by $2,663 (.2%)	Lower by $6,627 (.5%)

Lake Forest and Mission Viejo Market Snapshot

Lake Forest and Mission Viejo are neighboring cities that share a similar family-friendly vibe and active lifestyle. Because they often attract the same types of buyers, we often look at their data together to get a clear picture of this area of the Orange County market.

Right now, there are 253 active properties for sale across both cities. On average, these homes stay on the market for 47 days, but the median is much faster at 27 days. The average list price for all property types is $1,358,566, with a median price of $1,249,800.

When we look specifically at single-family homes, the market stays quite tight:

Active Listings: 160 homes
Average List Price: $1,727,770 (Median: $1,636,500)
Market Speed: 48 average days on market (Median: 27 days)

In the last seven days, 18 single-family homes closed their sales with an average price of $1,593,778. On average, these homes sold for $19,143 under the list price. This shows that while the market is fast, there is some room for negotiation, especially if a home has been on the market for more than a few weeks.

Deal Of The Week

This week’s featured property is a fixer opportunity for anyone looking to build immediate equity in a top-tier neighborhood. Located in the highly sought-after city of Cypress, this spacious 4-bedroom, 2.5-bathroom home offers 2,710 square feet of living space on a generous 5,980 square foot lot.

We will have full photos and more details later this week. In a market where inventory is still 50% below normal, opportunities like this where you can add value through renovation do not last long.

Listed In Landing II of Woodbridge

We’re proud to showcase 39 Foxboro, a standout residence in the highly coveted Woodbridge community. This home offers a rare opportunity to bypass the typical "weekend rush" and take a measured look at its thoughtful design and premium updates. Explore the full gallery, detailed floor plan, and neighborhood highlights on our website: 39 Foxboro Woodbridge Home for Sale.

Indian Wells Home For Sale

Orange County Real Estate Market Report February 9th, 2026 - Spring Momentum and Newport Beach Market Snapshot

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

The sun is shining in Orange County, and the housing market is warming up too. While much of the country deals with cold winter storms, our local weather is perfect for visiting homes. We are seeing more buyers sign contracts now than we did last week. Even with the bad weather in other states, the number of homes under contract is rising across the country. In Orange County, we also see a jump in homes with "pending" status.

Last year at this time, the Florida market was slow because buyers from the North stayed home. Now, there are fewer homes for sale in Florida than a year ago. Here in California, we are seeing the opposite. People who took their homes off the market at the end of last year are now listing them again. This has helped our total number of homes for sale grow quickly.

There is a lot of talk about a "flood" of homes hitting the market, but the data tells a different story. National inventory is about 8% higher than last year, and Orange County is up roughly 10% (343 properties). While this growth is a healthy move toward a more balanced market, it is far from a crash. In fact, current inventory levels in Orange County remain 45% to 50% below pre-pandemic norms, meaning we have roughly half the number of homes available compared to a typical February in 2018 or 2019. This structural shortage, combined with the fact that the number of homes under contract and pending is rising, proves that demand is still very strong. This active buying absorbs new listings as quickly as they appear, keeping the market stable, prices steady, and confirming that the desire to own Orange County real estate remains as high as ever.

Mortgage rates are staying steady as we move into the spring. The average rate for a 30-year fixed loan is hovering around 6.04% to 6.23% with some buyers seeing sub-6% options for the first time in months. This is much lower than the rates we saw at this time last year. Even with these steady rates, lenders are being very clever to help more people buy. Many are finding ways to offer lower rates for the first few years of a loan. They use things like "rate buydowns" to lower your monthly payment for a short time. This gives buyers more breathing room while they get settled into their new homes.

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 1,000 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.

For readers interested in a deeper look at where the market may be headed in 2026, we recently published a 2026 Orange County Real Estate Market Forecast on our blog. The post reviews expected trends in inventory, pricing, and buyer behavior and provides actionable insights for both buyers and sellers. You can check out the full outlook to see what opportunities and challenges may shape the Orange County real estate market this year.

In addition, our full 2025 Orange County real estate market recap reviews last year’s trends, pricing, and sales patterns and provides helpful context for what we are seeing now. Our 2025 recap with stats is at this link.

Orange County Housing Inventory Statistics

The total number of homes for sale in Orange County rose to 3,442 this week. This is a small increase from 3,336 last week. Part of the reason for this growth is that 627 new listings hit the market in the last seven days. While more homes are becoming available, many are also selling. We saw 263 homes close their sales this week.

One big sign of a busy market is the "Under Contract" count. That number jumped to 1,709, up from 1,570 last week. This means buyers are out in force and making deals. If you are looking at a housing report to see if now is a good time to sell, these numbers show that demand is very high.

Inventory Data	This Week	Last Week
United States - Single Family Homes	687,697	692,222
Orange County - All Properties	3,442	3,336
OC Under Contract & Pending	1,709	1,570
OC New Listings Last 7 Days	627	634
OC Sold Last 7 Days	263	325

Orange County Days on Market Statistics

Homes are moving at a steady pace right now. The average time a home stays on the market is 64 days, which is a slight drop from 66 days last week. The middle point, or median, is 32 days. This tells us that many homes are finding buyers in about a month.

For homes priced under $1 million, the median time on market is 32 days. If your home is priced between $1 million and $2 million, it moves even faster at just 26 days. Luxury homes priced over $2 million take a bit longer, with a median of 37 days. Compared to last week’s 47 days for luxury homes, this is a big jump in speed.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	64	66
Median Days on Market	32	31
Under $1,000,000	32 / 1,257	34 / 1,165
$1,000,000 to $2,000,000	26 / 1,150	25 / 1,141
$2,000,000 and Up	37 / 1039	47 / 977

Orange County Key Housing Statistics

Prices in Orange County remain very strong. The median list price for a single-family home is now $1,950,000. This is up from $1,937,500 last week. Condos and townhomes are holding steady with a median list price of $850,000.

When we look at actual sales, the median closed price for a house was $1,425,000 this past week. This is a nice increase from $1,373,750 last week. Buyers are still getting a small break on the price, as most homes sell for about 1.4% less than the asking price. In the mid-range market, homes under $2.5 million are selling almost at full price, usually within 0.5% of the list price. This shows that this market report is full of good news for both sides.

See all condos and townhomes for sale in Orange County.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,950,000 / $3,733,700	$1,937,500 / $3,735,717
Median/Average List Price Condos/Townhomes	$850,000 / $1,133,727	$850,000 / $1,141,946
Median/Average Closed Price SFR (7 Days)	$1,425,000 / $2,034,157	$1,373,750 / $1,920,331
Median/Average Closed Price Condos (7 Days)	$800,000 / $1,045,811	$815,000 / $960,147
Sold Price vs List Price All Properties	Lower by $23,469 (1.4%)	Lower by $84,118 (3.1%)
Sold Price vs List Price Under $2.5M	Lower by $6,627 (.5%)	Lower by $15,304 (1.3%)

Newport Beach Market Snapshot

The coastal market in Newport Beach remains a top spot in all of Orange County real estate. While much of the country deals with cold winter storms, Newport Beach is seeing a steady flow of new interest. Right now, there are 202 active listings in the city. The highest-priced home is listed at $59,000,000, while the lowest is $588,000. This wide range shows there is a place for many different buyers in our beautiful city.

Homes in Newport Beach are staying on the market for an average of 80 days. The median time is much shorter at 36 days. This tells us that well-priced homes are finding buyers in just over a month. While homes are sitting a little longer than they did a few years ago, it gives buyers more time to look around and talk about the price. However, sellers still have a good position because there are more people looking to buy than there are homes for sale.

While the county-wide median list price is rising, Newport Beach’s luxury single-family sector is seeing a median list price closer to $5.6 million, showing that the high-end market remains incredibly resilient even as days on market stretch slightly.

Deal Of The Week

This week’s featured property is a unique opportunity for investors and cash buyers. We have a 3-bedroom, 2.5-bath single-family home with approximately 2,402 square feet of living space. It sits on a lot where much of the backyard is a hillside. This property was last sold in 1986 and is still in its original condition from that time.

Because the home has not been updated in 40 years, it has "deferred maintenance." This means it needs significant work. The home is being sold "as-is, where-is," with all its faults.

This is a NOD Foreclosure sale that is listed on the MLS. Court confirmation is required.

Take a close look at the listing and let me know if you have any questions. 2733 N. Vista Knoll Road, Orange

Listed In Landing II of Woodbridge

Orange County Real Estate Market Report February 2nd, 2026 - Spring Market Gains Momentum

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

The Orange County housing market is showing strong activity as we enter the spring season. Across the county, inventory is up, under-contract and pending listings have increased, new listings are on the rise, and closings are growing compared with last week. This is a healthy and expected pattern as buyers return in force and the spring market takes hold. We expect overall Orange County home activity this year to surpass the total transactions from last year.

Many homeowners make the decision to sell for life events such as divorce, job transfers, or the passing of a loved one. Beyond these, downsizing is becoming a popular trend in Orange County. Many residents are moving from two-story homes to single-level homes, often keeping similar square footage but removing stairs for convenience. Fortunately, there is a strong selection of larger single-level homes in Orange County that meet this demand, offering comfort without sacrificing space.

Orange County Housing Inventory Statistics

Inventory in Orange County continues to grow, with both new listings and pending sales showing healthy momentum. The increase in closings indicates that buyers are active and motivated. With more homes hitting the market each week, buyers have more choices, while sellers still benefit from steady demand. This balance is typical of a strong spring market, and it sets the stage for continued activity in the coming months.

Inventory Data	This Week	Last Week
United States - Single Family Homes	692,222	697,868
Orange County - All Properties	3,336	3,275
OC Under Contract & Pending	1,570	1,466
OC New Listings Last 7 Days	634	622
OC Sold Last 7 Days	325	229

Orange County Days on Market Statistics

Homes in Orange County are moving steadily. The median days on market has dropped notably compared with last week, especially for homes priced under $2,000,000. A large part of this decrease is due to a surge in new inventory, in January, 2,005 new listings came on the market. Of those, 261 homes have already accepted an offer. The influx of fresh listings has a noticeable effect on the overall days on market, bringing averages down while reflecting strong buyer activity. Overall, these trends indicate a balanced market where motivated buyers are acting quickly, particularly as spring activity heats up.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	66	68
Median Days on Market	31	44
Under $1,000,000	34 / 1,165	45 / 1,190
$1,000,000 to $2,000,000	25 / 1,141	31 / 1,119
$2,000,000 and Up	47 / 977	55 / 973

Orange County Key Housing Statistics

The range of homes available in Orange County continues to be wide, from entry-level condos to luxury estates. The sold price vs. list price shows a large gap in the luxury segment, reflecting stronger negotiations at higher price points. For homes priced under $2,500,000, sellers are still negotiating, but the dollar amounts are smaller this week averaging $15,304. This indicates that while buyers at the higher end have more leverage, the bulk of the market remains fairly balanced, with properties moving at a healthy pace.

The lowest-priced condo currently listed is a 1-bedroom, 1-bath property in Santa Ana for $250,000. At the top end, the highest-priced condo listed is in the Montage Laguna Beach, offered at $19,995,000, or $6,894 per square foot. These examples highlight the diversity of Orange County housing, catering to both entry-level buyers and the luxury market. See all condos and townhomes for sale in Orange County.

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,937,500 / $3,735,717	$1,950,500 / $3,806,215
Median/Average List Price Condos/Townhomes	$850,000 / $1,141,946	$850,000 / $1,153,049
Median/Average Closed Price SFR (7 Days)	$1,373,750 / $1,920,331	$1,400,000 / $2,036,764
Median/Average Closed Price Condos (7 Days)	$815,000 / $960,147	$797,500 / $1,015,879
Sold Price vs List Price All Properties	Lower by $84,118 (3.1%)	Lower by $42,322 (2.4%)
Sold Price vs List Price Under $2.5M	Lower by $15,304 (1.3%)	Lower by $11,717 (1%)

Huntington Beach Market Snapshot

In Huntington Beach, there are currently 197 active properties for sale. Of these, 114 are single-family homes and 87 are condos or townhomes, providing a range of options for buyers. Homes are moving steadily, with an average days on market of 59 and a median of 28 days, reflecting strong interest in this community.

The average list price for single-family homes is $2,403,855, while condos and townhomes are listed at an average of $937,251. Demand remains high, with 96 properties currently under contract or pending, showing that buyers are actively competing for well-priced homes in Huntington Beach.

This snapshot highlights why Huntington Beach continues to be one of the more resilient and sought-after markets in Orange County.

Our website refreshes every five minutes because we don’t want our clients to miss new opportunities as soon as they hit the market. There are currently 12 listings that will be listed in the next few days. If you are looking in Huntington Beach, let us know, I want to make sure you don't miss any opportunities.

Now Listed In Landing II of Woodbridge

We’re excited to present a beautiful new listing in Woodbridge: 39 Foxboro. This home features thoughtful design, excellent updates, and access to the top-rated amenities that make Woodbridge such a sought-after neighborhood. Take a closer look at all the details, photos, and floor plan on our website: 39 Foxboro Woodbridge Home for Sale.

Orange County Real Estate Market Report January 26th, 2026 - Signs Of A Spring Market

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

Orange County real estate is starting to pick up momentum as we move deeper into the early spring market. This was another solid week for the market, with inventory rising again and days on market moving lower. That combination is a healthy sign. More homes are coming to market, and buyers are responding faster than they were just a few weeks ago.

One encouraging signal last week came from mortgage activity. Mortgage applications showed a clear increase, with purchase applications rising by about 12%. Refinance activity also jumped sharply. When purchase applications rise, it usually means more buyers are getting serious about moving forward. They are meeting with lenders, locking in rates, and preparing to write offers. That lines up with what we are seeing locally in Orange County.

We also saw more properties move under contract and into pending status this week. That tells us buyers are coming back to the table. They are still careful. They are still price sensitive. But they are active. This is often how the spring market begins. Activity builds slowly, then gains speed as confidence grows.

From what we are seeing in daily showings and client conversations, more buyers are starting to re-enter the market and take the next step toward purchasing.

In Orange County, the spring buying season tends to start earlier than in many other parts of the country. We are already seeing the first signs of that seasonal shift. With improving buyer interest, rising inventory, and better engagement from lenders and consumers, the foundation is being set for a stronger few months ahead. A larger surge in activity is still expected as we move further into spring.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

For readers who want a deeper look at how we arrived at this point, our full 2025 Orange County real estate market recap reviews last year’s trends, pricing, and sales patterns and provides helpful context for what we are seeing now. Our 2025 recap with stats is at this link.

Orange County Housing Inventory Statistics

Inventory continued to build this week across Orange County real estate. Total active listings rose from 3,176 to 3,275, showing that more homeowners are choosing to bring their properties to market. Sellers are trying to get a jump on the spring market, which is already starting in Orange County.

At the same time, properties under contract and pending increased from 1,325 to 1,466. That is a meaningful jump. It tells us that while more homes are coming online, buyers are also stepping in and making decisions. This balance between new supply and growing demand is a positive sign for market stability.

New listings over the past seven days dipped slightly, from 641 to 622. Weekly numbers can move around, but overall listing activity remains strong for this time of year. Closed sales declined from 304 to 229. Closings usually lag behind contract activity by several weeks, so we expect this number to improve as current pending deals move forward.

On a national level, single-family home inventory also rose slightly. This reflects a broader trend of increasing supply across many major markets. Orange County continues to mirror that pattern, while still maintaining strong long-term demand.

Inventory Data	This Week	Last Week
United States - Single Family Homes	697,868	695,628
Orange County - All Properties	3,275	3,176
OC Under Contract & Pending	1,466	1,325
OC New Listings Last 7 Days	622	641
OC Sold Last 7 Days	229	304

Orange County Days on Market Statistics

Days on market improved again this week, driven by 2,175 properties that have been on the market for 30 days or less. A large share of these homes are already under contract, which shows that buyers are moving quickly when they see the right opportunity. This strong early activity is helping pull down the overall averages. As a result, the average days on market fell from 70 to 68, and the median declined from 48 to 44. These are meaningful changes and point to growing buyer engagement across Orange County.

The biggest improvement came in the $1,000,000 to $2,000,000 price range. Average days on market in this segment fell from 40 to 31. This price range remains the core of the Orange County housing market. When activity improves here, it often signals broader market health.

Homes priced under $1,000,000 remained steady, with average days on market holding in the mid-40s. This segment continues to attract consistent demand, especially from first-time buyers and downsizers.

The luxury segment, priced above $2,000,000, also saw improvement. Average days on market declined from 62 to 55. While higher-end homes still take longer to sell, this shift shows growing interest even at the upper end of the market.

Overall, declining days on market across multiple price ranges confirm that buyers are becoming more active and confident as we enter the spring season

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	68	70
Median Days on Market	44	48
Under $1,000,000	45 / 1,190	46 / 1,148
$1,000,000 to $2,000,000	31 / 1,119	40 / 1,095
$2,000,000 and Up	55 / 973	62 / 942

Orange County Key Housing Statistics

Pricing trends across Orange County real estate remained steady this week, with modest upward movement in list prices and mixed results in recent closed sales.

The median list price for single-family homes increased to $1,950,500, up from $1,898,500 last week. The average list price also rose, reflecting continued strength at the high end of the market. This week, there were 129 active listings priced over $10,000,000 (see all luxury properties priced over $10,000,000 here). These luxury properties play a major role in pushing the average higher.

For condos and townhomes, the median list price held steady at $850,000. The average price increased slightly, in part because there are now 130 active condo and townhome listings priced over $2,000,000. While most buyers are shopping below that level, these high-end units raise the overall average.

Recent closed sales show how different the market looks once we focus on actual transactions. The median closed price for single-family homes came in at $1,400,000. Only one home sold over $10,000,000 during the past week, which means most buyers remain active in the core price ranges.

In the condo and townhome segment, affordability continues to play an important role. There were 29 closed sales under $800,000 last week. This remains the most affordable section of the Orange County housing market and continues to attract strong demand from first-time buyers, downsizers, and value-focused shoppers.

One important improvement came in the sold price versus list price gap. For all properties, the average discount narrowed to 2.4%, down from 5% last week. This shows that sellers are regaining some leverage, especially outside of the luxury market.

For homes priced under $2.5 million, the discount remained close to 1%. This confirms that most of the Orange County real estate market remains competitive and well-balanced when luxury sales are removed from the data.

Take a look at downsizing opportunities in Orange County at this blog post from December 2023: The Art of Downsizing

Key Stats - Orange County - No 55+	This Week Median/Ave	Last Week Median/Ave
Median/Average List Price Single Family	$1,950,500 / $3,806,215	$1,898,500 / $3,725,577
Median/Average List Price Condos/Townhomes	$850,000 / $1,153,049	$850,000 / $1,142,831
Median/Average Closed Price SFR (7 Days)	$1,400,000 / $2,036,764	$1,466,400 / $2,374,431
Median/Average Closed Price Condos (7 Days)	$797,500 / $1,015,879	$840,000 / $1,049,286
Sold Price vs List Price All Properties	Lower by $42,322 (2.4%)	**Lower by $91,827 (5%)
Sold Price vs List Price Under $2.5M	Lower by $11,717 (1%)	Lower by $9,700 (.8%)

Costa Mesa Market Snapshot

We also track detailed data at the city level, and Costa Mesa is a strong example of how local markets can differ within Orange County real estate. If you would like data for any other city, just let us know. You can also view reports for every city on our website:

https://www.ocrealestateinc.com/orange-county-real-estate-market-reports-by-city/

In Costa Mesa, there are currently 67 active properties for sale (see all properties for sale at this link). Single-family homes account for 43 of those listings. The average list price for a single-family home is $2,107,009, with a median price of $1,850,000.

Buyer activity remains steady. There are 22 homes currently under contract or pending. Over the past six months, 266 properties have closed, showing consistent long-term demand in this market.

Homes in Costa Mesa are moving at a healthy pace. The average days on market for all properties is 55, with a median of just 21 days. This fast turnover is driven by strong recent activity, with 39 of the 67 active listings having been on the market for 30 days or less and 15 new homes added in the past week.

The Costa Mesa data highlights the strength of centrally located coastal communities. Proximity to beaches, job centers, shopping, and dining continues to support strong buyer demand. For both buyers and sellers, this market remains one of the more resilient areas in Orange County.

Our website refreshes every five minutes because we don’t want our clients to miss new opportunities as soon as they hit the market. As a local broker who has lived in Costa Mesa and owned a home here for more than 20 years, I bring firsthand knowledge to every transaction. We are large enough to meet your needs and small enough to know you personally. Local insight, local agents, and real relationships.

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report January 19th, 2026 - Inventory Is Growing As Buyers Are Slow To Come To The Table

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

Inventory continues to grow across Orange County, but buyers are still slow to come out of hibernation. Even with mortgage rates lower than they were late last year, buyer activity remains measured. This is not unusual for mid-January. Many buyers are still settling back into routines after the holidays, and it often takes a few weeks before demand fully returns.

That said, there are encouraging signs below the surface. The number of properties under contract or pending rose to 1,325, up from last week. That tells us buyers are active, even if they are selective. Closed sales last week totaled 304, which is light, but normal for this time of year. Pending activity usually leads closings by several weeks, so this is a healthy signal as we move deeper into the first quarter.

One of the most notable trends this week came from pricing, not activity. On average, homes sold for 5% below list price, or $91,827. This is the largest weekly gap I have seen since tracking this data. The number is heavily skewed by a small group of luxury sales. One Newport Coast property, 26 Deep Sea, closed $8,495,000 under list price. Two other luxury homes sold roughly $5,000,000 and $1,500,000 below asking.

When we isolate the data to homes priced under $2,500,000, the story changes completely. In that range, the average discount was just 0.8%, or about $9,700, across 232 closed sales. This is a much more accurate reflection of the broader Orange County real estate market. Going forward, tracking this segment separately will provide clearer insight, especially during weeks when luxury closings distort the averages.

Overall, this looks like a normal seasonal reset. Inventory is building, buyers are cautious but present, and pricing remains disciplined outside of the luxury tier. These are the early ingredients of a stable and healthy housing market.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

Orange County Housing Inventory Statistics

Inventory rose again this week, both locally and nationally. Orange County now has 3,176 active listings, up from 3,069 last week. New listings also increased, with 641 homes coming to market over the past seven days. This steady flow is giving buyers more choice and more room to negotiate.

At the same time, homes under contract and pending climbed to 1,325, compared to 1,237 last week. That balance is important. It shows that while inventory is growing, demand is keeping pace. We are not seeing listings pile up without interest. Instead, buyers are taking more time and being more selective.

National single-family inventory also moved higher, reflecting a broader trend. More sellers are testing the market early in the year, while many buyers are still waiting for clearer signals on rates and pricing. In Orange County real estate, this often creates opportunity for prepared buyers and realistic sellers.

Inventory Data	This Week	Last Week
United States - Single Family Homes	695,628	686,784
Orange County - All Properties	3,176	3,069
OC Under Contract & Pending	1,325	1,237
OC New Listings Last 7 Days	641	611
OC Sold Last 7 Days	304	306

Orange County Days on Market Statistics

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	70	74
Median Days on Market	48	55
Under $1,000,000	46 / 1,148	54 / 1,013
$1,000,000 to $2,000,000	40 / 1,095	41 / 1,035
$2,000,000 and Up	62 / 942	69 / 912

Orange County Key Housing Statistics

Pricing remains stable on the listing side, with small shifts week over week. The median list price for single-family homes edged down slightly to $1,898,500, while the average declined as fewer ultra-luxury homes came to market. Condo and townhome list prices held steady at a $850,000 median, with a modest increase in the average.

Closed prices moved higher, especially in the condo market. The median closed price for single-family homes rose to $1,466,400, and condos saw a sharp jump to an $840,000 median. This shows that buyers who are active are willing to pay for quality and location.

The headline number this week is the sold price versus list price gap, driven by luxury closings. As discussed above, this is not a broad market issue. In the core market under $2,500,000, pricing remains tight and predictable. For buyers and sellers working with a knowledgeable real estate agent, this is a market that rewards good data, smart pricing, and patience.

Take a look at downsizing opportunities in Orange County at this blog post from December 2023: The Art of Downsizing

Key Stats - Orange County - No 55+	This Week	Last Week
Median/Average List Price Single Family	$1,898,500/$3,725,577	$1,899,500/$3,977,247
Median/Average List Price Condos/Townhomes	$850,000/$1,142,831	$850,000/$1,112,126
Median/Average Closed Price SFR (7 Days)	$1,466,400/$2,374,431	$1,390,000/$2,321,958
Median/Average Closed Price Condos (7 Days)	$840,000/$1,049,286	$750,000/$996,185
Sold Price vs List Price All Properties	Lower by $91,827 (5%)	Lower by $56,903 (2.8%)
Sold Price vs List Price Under $2.5M	Lower by $9,700 (.8%)

Irvine Market Snapshot

We also track detailed data at the city level, and Irvine is a great example of how different each local market can be. If you would like data for any other city in Orange County, just let us know. You can also view market reports for every city in Orange County on our website here:

https://www.ocrealestateinc.com/orange-county-real-estate-market-reports-by-city/

In Irvine, there are currently 455 active properties for sale. Single-family homes make up 175 listings. The average list price for a single-family home is $3,096,850, with a median of $2,790,000. Homes are taking time to sell, with an average of 67 days on market and a median of 44 days. Buyer activity remains limited, with 59 homes under contract or pending and just 9 single-family homes sold in the past week.

Condos and townhomes account for the majority of Irvine’s inventory, with 278 active listings. The average list price in this segment is $1,395,670, and the median is $1,299,850. Days on market are similar to single-family homes, with an average of 69 days and a median of 48 days. Demand is stronger here, with 71 condos and townhomes under contract or pending and 24 closed sales over the last seven days.

The Irvine data highlights an important trend we are seeing across Orange County real estate. Condos and townhomes continue to attract more consistent buyer activity, while higher-priced single-family homes are moving at a slower pace. This is useful context for both buyers and sellers and shows why city-specific data matters when making real estate decisions.

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report January 12th, 2026 - Low Rates and New Listings

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

Mortgage rates just hit three-year lows, and that has changed the mood fast. The drop came after the government announced it will buy about $200 billion in mortgage-backed bonds. That move put new money into the loan system and pushed rates down. More money for loans means lower rates for buyers. This may not last, since the full plan is not out yet, but for now it has opened a real door for people who were on the fence.

Lower rates are waking up buyers. When payments fall, more people can move without stress. That is why we are seeing more showings and more calls. Home values are still firm, so sellers can list with more trust. This mix of lower rates and steady prices is a good sign for the start of the year.

Orange County also moved in a very different way than the rest of the country. While many places saw fewer homes for sale in winter, we saw a big jump in new listings. Last week we had 311 new homes. This week we saw 611. At the same time, a lot of older homes came off the market. We had 424 homes pulled last week and 192 this week. That means many stale listings were cleared out, and a wave of fresh homes came in. This reset helped days on market fall in every price range. Buyers now see better choices. Sellers see more action. The wave of buyer demand has started to pick even though we don't see it in the data. Properties under contract and pending will increase over the next couple of weeks.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

Orange County Housing Inventory Statistics

Inventory rose again this week, which is a healthy sign for the Orange County real estate market. Total active listings are now 3,069, up from 2,823 last week. That is a large jump in just seven days. It shows that more sellers are ready to test the market, helped by lower rates and steady prices.

The most important number this week is 611 new listings. That is almost double last week. At the same time, homes under contract and pending fell to 1,237 from 1,315. This tells us that buyers are active, but the new supply is coming in faster right now. That gives buyers more choice and helps keep prices fair.

We also saw fewer homes get pulled from the market. Expired, canceled, and withdrawn listings dropped to 192 from 424 last week. That is a big shift. It means many of the homes that did not sell before are now gone, and what we see today is a cleaner and more real set of listings. This makes the housing report easier to read and more useful for both buyers and sellers.

Inventory Data	This Week	Last Week
United States - Single Family Homes	686,784	720,102
Orange County - All Properties	3,069	2,823
OC Under Contract & Pending	1,237	1,315
OC New Listings Last 7 Days	611	311
OC Sold Last 7 Days	306	318
Expired/Canceled/Withdrawn Last 7 Days	192	424

Orange County Days on Market Statistics

Days on market fell in every price group, and that is not a small change. The average days on market dropped to 74 from 83. The median fell to 55 from 62. That is a fast move in just one week.

This drop came from the mix of old homes leaving and new homes coming in. When many stale listings are removed, the math resets. New listings start at day one, so the full market looks faster and more active. This is not a trick. It shows real change in how homes are moving. Of course, the end of the year was the main reason we had a large number of listings removed.

Homes priced under $1,000,000 are now at a median of 54 days, down from 61. Homes from $1,000,000 to $2,000,000 dropped the most, from 54 to 41 days. Even the high end, $2,000,000 and up, fell from 77 to 69 days.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	74	83
Median Days on Market	55	62
Under $1,000,000	54 / 1,013	61 / 1,013
$1,000,000 to $2,000,000	41 / 1,035	54 / 937
$2,000,000 and Up	69 / 912	77 / 880

Orange County Key Housing Statistics

The key price data this week shows an important shift that lines up with the rise in new listings. Single-family home list prices moved down, while condo prices held steady. This is what we normally see when sellers respond to more competition.

The median list price for single-family homes dropped to $1,899,500 from $1,999,000 last week. That is a meaningful change. The average list price stayed very high at $3,977,247, which tells us luxury homes are still entering the system even as mid-range pricing softens.

Condos and townhomes stayed steady on the median side at $850,000, but the average list price fell slightly to $1,112,126 from $1,131,938. This shows that most condo sellers are holding firm, while a few higher-priced units came off the market.

On the sold side, prices cooled but did not collapse. The median single-family home sold for $1,390,000, down from $1,475,000. The average sale price rose to $2,321,958, which means higher-end homes made up more of this week’s closings. There were 10 properties that closed priced over $9,000,000. The highest priced closing was 812 W Bay Ave, Newport Beach for $19,000,000. Check this link for the data. Condos followed the same pattern. The median fell to $750,000, while the average rose slightly to $996,185.

If you're search 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.

Homes are now selling for 2.8% below list price, compared with 2.5% last week. That tells us buyers have a little more room to negotiate, which makes sense after such a big jump in new listings. Sellers who price right are still getting strong offers, but the days of pushing prices far over list are fading for now.

Take a look at downsizing opportunities in Orange County at this blog post from December 2023: The Art of Downsizing

Key Stats - Orange County - No 55+	This Week	Last Week
Median/Average List Price Single Family	$1,899,500/$3,977,247	$1,999,000/$3,783,655
Median/Average List Price Condos/Townhomes	$850,000/$1,112,126	$850,000/$1,131,938
Median/Average Closed Price SFR (7 Days)	$1,390,000/$2,321,958	$1,475,000/$1,887,129
Median/Average Closed Price Condos (7 Days)	$750,000/$996,185	$815,000/$991,100
Sold Price vs List Price **	Lower by $56,903 (2.8%)	Lower by $38,207 (2.5%)

Deal Of The Week

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report January 5th, 2026 - What Will The New Year Bring

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

We’re starting off 2026 with 2,823 total listings in Orange County, which is up from 2,596 at the same time last year. That’s a good start, but I don’t have all the 2025 stats finalized yet, so we’ll keep an eye on how this compares once the full numbers are in. Our peak last year was in August, when inventory reached 5,208 homes.

If mortgage rates stay around 6%, I expect a few more transactions early this year. Lower rates let people move out of their current homes without taking on huge new payments. Home values are still going up, so even though it’s a slightly higher-rate market than a few years ago, sellers can still see gains.

Buyer sentiment is starting to pick up, people are paying attention and ready to move if the rates hold. Sellers are slowly coming back, especially those pricing homes realistically. Rates ended 2025 around 6.15% for a 30-year fixed mortgage, which is lower than the highs of the year, and that’s helping both sides feel a little more comfortable. Some lenders are finding ways to get rates under 6% for some mortgage products.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

Orange County Housing Inventory Statistics

This week, Orange County has 2,823 active listings, down slightly from last week’s 2,904. New listings were 311, compared to 182 last week, showing that the market is starting the year with more options for buyers. The increase in delisted and expired properties, 424 homes this week, including 329 that reached the end of their contract without selling, also affects inventory numbers.

Most of these homes, around 90–99%, are expected to relist in the first quarter, while the few that don’t likely were priced high to test the market.

This mix of relisted and new homes gives buyers more opportunities while helping the market balance out after the slower end-of-year period. Overall, inventory is showing improvement compared to last year, but we’re still far from the peak levels seen in August 2025 when over 5,200 properties were on the market.

Inventory Data	This Week	Last Week
United States - Single Family Homes	720,102	735,969
Orange County - All Properties	2,823	2,904
OC Under Contract & Pending	1,315	1,425
OC New Listings Last 7 Days	311	182
OC Sold Last 7 Days	318	293
Expired/Canceled/Withdrawn Last 7 Days	424	181

Orange County Days on Market Statistics

The average days on market in Orange County fell to 83 days, down from 87 last week, while the median is 62 days, slightly lower than 63 last week. One factor influencing this drop is the delisted and expired properties that came off the market at the end of the year. Many of these homes had likely been sitting for longer periods, pushing averages higher in prior weeks. Now that they’ve cycled out, the remaining active homes show quicker sales, which makes the averages and medians look a bit better.

For additional context, this year I’m including inventory numbers by price range in this section. Last year, we saw more demand in the $1,000,000 to $2,000,000 range, which led to lower days on market and more sales. This was largely because single-family homes dominated this price range, while the lower tiers were mostly made up of condos and townhomes, which tend to move differently in the market.

OC Days on Market	This Week / Total Listings	Last Week
Average Days on Market	83	87
Median Days on Market	62	63
Under $1,000,000	61 / 1,013	60
$1,000,000 to $2,000,000	54 / 937	53
$2,000,000 and Up	77 / 880	80

Orange County Key Housing Statistics

Median and average prices continue to tell the story of a diverse and dynamic market. We’re now tracking averages alongside median values, which helps show the influence of luxury home sales, like this week’s $8,500,000 sale in Nellie Gail Ranch (see the property and other sold properties at this Nellie Gail Market Report). These high-end transactions can swing averages significantly, while the median prices remain more stable and offer a clearer picture of what is happening.

Tracking both median and average prices now gives a fuller picture of Orange County real estate, showing how luxury sales influence the market while keeping buyers informed about more typical transactions.

Delisted and expired homes can have some effect on averages, but their impact is smaller now that many have cycled out of the market.

Take a look at downsizing opportunities in Orange County at this blog post from December 2023: The Art of Downsizing

Key Stats - Orange County - No 55+	This Week	Last Week
Median/Average List Price Single Family	$1,999,000/$3,977,247	$1,995,000
Median/Average List Price Condos/Townhomes	$850,000/$1,112,126	$829,000
Median/Average Closed Price SFR (7 Days)	$1,475,000/$1,887,129	$1,323,000
Median/Average Closed Price Condos (7 Days)	$815,000/$991,100	$763,000
Sold Price vs List Price **	Lower by $38,207 (2.5%)	Lower by $39,819 (2.7%)

Deal Of The Week

With the new lower price of $1,290,000, this Indian Wells property is now priced under market value and is the deal of the week. 77431 Huntley Dr. Indian Wells

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report December 29, 2025 - Happy New Year!

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

This holiday week’s numbers feel a lot different than a typical week and that’s normal for late December. Fewer new listings and more days on market are typical as many people slow down after the holidays. But across the country, signs are pointing toward a more active housing market in early 2026. Next week I will report the 2025 stats and dive into the 2026 real estate forecast.

National data shows pending home sales jumped in November to the highest levels in nearly three years, driven by slightly lower mortgage rates and more homes to choose from compared with last year. This suggests buyer interest is starting to build again, even with ongoing economic pressures.

Mortgage rates have been fairly steady in the low-6 % range, a little softer than earlier in 2025 but still above long-run averages. Most forecasts expect rates to stay around this level through much of 2026, without dramatic drops.

Experts also expect housing supply to keep rising, albeit gradually, and inventories could be higher than a year ago, which should give buyers more choices and help balance the market.

Locally, Orange County often follows the broader seasonal rhythm activity drops late in the year and resumes in January, building into the spring market. Given stable rates and improving choice for buyers, we expect early-year momentum and a spring market that feels more like “normal” compared with recent years.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

Orange County Housing Inventory Statistics

Inventory in Orange County moved lower this holiday week — both active listings and new listings are down compared with last week. Seasonal slowdowns likely played a role. Pending contracts and sales also dipped, which is common in late December. The national supply picture shows more homes available compared with a year ago, suggesting the broader market still has more choices than it did in past years.

For buyers, a dip in inventory this week may feel tighter, but we expect supply to begin moving higher again in January as more sellers re-list homes after the holidays.

Inventory Data	This Week	Last Week
United States - Single Family Homes	735,969	757,763
Orange County - All Properties	2,904	3,136
OC Under Contract & Pending	1,425	1,518
OC New Listings Last 7 Days	182	223
OC Sold Last 7 Days	293	361
Expired/Canceled/Withdrawn Last 7 Days	181	236

Orange County Days on Market Statistics

Homes are taking a little longer to sell right now. Every price tier saw days on market tick up this week compared with last week, which lines up with slower holiday buyer activity. Average days on market climbed by a few days across the board.

While this can look like a cooling trend, it’s really a seasonal pause. Buyers and sellers often wait until after the new year to take big steps. Once 2026 begins, we expect the days on market to tighten again as buyer activity picks up.

OC Days on Market	This Week	Last Week
Average Days on Market	87	83
Median Days on Market	63	59
Under $1,000,000	60	54
$1,000,000 to $2,000,000	53	48
$2,000,000 and Up	80	77

Orange County Key Housing Statistics

Median asking prices in Orange County are slightly higher for single family homes and condos compared with last week. Sold prices for the short term dipped a bit, and the gap between sold price and list price narrowed.

In a typical year, prices begin firming in January and really accelerate in the spring. With mortgage rates mostly steady and buyer interest showing early momentum nationally, we think modest price gains are likely as we move into 2026.

Take a look at downsizing opportunities in Orange County at this blog post from December 2023: The Art of Downsizing

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,995,000	$1,988,000
Median List Price Condos/Townhomes	$829,000	$818,400
Median Closed Price SFR (7 Days)	$1,323,000	$1,345,000
Median Closed Price Condos (7 Days)	$763,000	$777,000
Sold Price vs List Price **	Lower by $39,819 (2.7%)	Lower by $53,087 (3.4%)

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report December 22, 2025 - Happy Holidays

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

As we head into the final stretch of the year, housing inventory is higher than it was last year, even though it has pulled back from the peak we saw earlier in 2025. Across the U.S., inventory is 7.5% higher than last November, which helps give buyers more options than they had in recent years. At the same time, prices nationwide have now risen for 29 straight months, showing that demand has remained steady despite higher rates and affordability challenges.

Orange County continues to follow a similar pattern. Inventory is up 6.8% year over year. On December 16th of last year, there were 2,920 homes for sale. Today, that number is 3,136. While inventory has declined from the peak of about 5,300 homes for sale earlier this year, current levels are still meaningfully higher than what we saw last year. That matters in a market that has struggled with limited supply since the start of the pandemic.

Homeowners remain in a strong position. Home values continue to rise, and many owners are locked into very low mortgage rates. Because of this, the motivation to sell is limited. In Orange County, most homes come on the market due to life events, not market timing. The most common reasons we see are downsizing, divorce, job transfers, affordability challenges, and loss of life. Very few sellers are listing out of pressure or fear. In fact, distressed home sales remain extremely low nationwide, and here in Orange County, auction sales are at the lowest levels we have ever seen. I’ll report on the full year totals in January.

This weekend, while hosting a Christmas party for kids and families from our children’s school, I was asked several times where housing prices are headed and whether prices will come down in Orange County. I’m always careful with predictions. The world is unpredictable, with global conflict, economic shifts, and rapid changes in technology and AI. But one thing has remained constant over time. People need housing and shelter.

After years of closely watching Orange County real estate, demand continues to be the most stable part of the market. It rises and falls slightly, but it does not disappear. We have seen strong demand through low inventory, higher inventory, inflation, and global uncertainty. From the bigger picture, demand in Orange County remains strong, and that steady demand continues to support home values.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

Orange County Housing Inventory Statistics

Inventory declined again this week, which is typical as we move through the holidays. Orange County now has 3,136 total active listings, down from 3,403 last week. Pending and under-contract properties also eased to 1,518, reflecting fewer new deals being written during a slower seasonal period.

New listings dropped to 223 homes in the past seven days, compared to 282 last week, while 361 homes sold.

We also saw 236 listings expire, cancel, or withdraw, an increase from last week. There were 116 properties placed on "Hold". This is common at year end, as many sellers pause plans and prepare to relist in January. From a bigger picture view, inventory remains higher than last year, which continues to help buyers with selection while keeping overall supply tight enough to support values.

Inventory Data	This Week	Last Week
United States - Single Family Homes	757,763	775,399
Orange County - All Properties	3,136	3,403
OC Under Contract & Pending	1,518	1,594
OC New Listings Last 7 Days	223	282
OC Sold Last 7 Days	361	402
Expired/Canceled/Withdrawn Last 7 Days	236	216

Orange County Days on Market Statistics

Days on market ticked up slightly this week, which again is normal for this time of year. The average days on market increased to 83, while the median moved to 59 days. Holiday schedules, travel, and fewer active buyers tend to slow showing activity in December.

OC Days on Market	This Week	Last Week
Average Days on Market	83	79
Median Days on Market	59	58
Under $1,000,000	54	50
$1,000,000 to $2,000,000	48	47
$2,000,000 and Up	77	75

Orange County Key Housing Statistics

List prices were mostly stable with small week-over-week adjustments. The median list price for single-family homes dipped slightly to $1,988,000, while condos and townhomes declined to $818,400. These small changes reflect pricing refinements rather than a shift in market direction.

On the closed side, the median sold price for single-family homes rose to $1,345,000, showing continued strength in actual sales. Condo sales came in lower this week at $777,000.

Homes sold for an average of 3.4% below list price, a wider gap than last week. Buyers are negotiating more, and sellers who price realistically are getting deals done. This is a balanced, functioning market, not a distressed one.

As always, condo numbers include all 55+ communities. These lower-priced properties continue to pull the median down. We keep them in the data because many clients are planning transitions into these communities, and understanding that market is an important part of the full picture. Take a look at downsizing opportunities in Orange County at this blog post from December 2023: The Art of Downsizing

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,988,000	$1,995,000
Median List Price Condos/Townhomes	$818,400	$830,000
Median Closed Price SFR (7 Days)	$1,345,000	$1,329,000
Median Closed Price Condos (7 Days)	$777,000	$825,000
Sold Price vs List Price **	Lower by $53.087 (3.4%)	Lower by $31,170 (2.1%)

Deal of the Week

Coming soon in January, we’ll be listing a well-located home in the Wildwood neighborhood of Lake Forest. The current owner completed thoughtful updates in 2017, and the home has been well cared for since. This property offers 4 bedrooms, 2.5 bathrooms, and 2,404 square feet of living space on a 3,920 square foot lot. The neighborhood has a low HOA, which includes access to the community pool and other recreational amenities.

Photos are coming soon. If this sounds like a good fit, feel free to reach out and I’ll make sure you get the details as soon as they’re available.

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report December 15, 2025 - Total Closed Sales Remains High

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

As we move deeper into December, the Orange County real estate market is shifting into a slower, more seasonal rhythm. Activity has cooled, but it has not stopped. Fewer new listings are coming to market, and inventory has tightened both locally and across the country.

One notable change this week is an uptick in properties being placed on “hold.” When a home is put on hold, it is temporarily removed from the market. Days on market stop counting, and the listing is taken off major portals like Zillow and Redfin. This can make sense because it prevents days on market from climbing during a slower time of year and allows them to re-enter the market with a fresh look in January.

However, there is also a strong case for staying active through the holidays. This time of year often brings more conversations about future plans, including real estate. Online search activity tends to rise as people think ahead, even if fewer offers are written. Letting a listing run through the holidays can keep exposure high and capture buyers who are quietly preparing for a move. Both strategies are valid, and the right choice depends on the home, the local market, and the seller’s goals.

In the days on market section you'll notice that properties priced between $1,000,000 and $2,000,000 are setting the pace this week. Traditionally, homes under $1,000,000 sell the fastest because demand is higher at that level. But in Orange County, demand has shifted toward the $1 M–$2 M range. Most of these homes are detached single-family properties, and there are very few detached homes under $1 M, only 196 as of today compared to 788 in the $1 M–$2 M range.

Another factor is that condo and attached property sales have slowed significantly. The reasons are not fully known, but likely contributors include rising insurance costs, higher HOA fees, and the increase in non-warrantable condo complexes.

Last week, the Federal Reserve announced a reduction in its benchmark interest rate. While that news sounds positive, it did not lead to lower mortgage rates. Mortgage rates are driven more by long-term bond markets and investor expectations than by short-term Fed moves. Because of that, home loan rates ended mostly flat. This has caused some confusion for buyers and sellers who expected an immediate benefit.

Even so, mortgage rates remain below their fall highs, which has helped keep buyer interest and total closings steady.

For more thoughts on where the market may be headed in 2026, including rates, inventory, and local trends, you can read our full post here: 2026 Orange County Real Estate Market Forecast

Orange County Housing Inventory Statistics

Inventory declined again this week. Orange County now has 3,403 active listings, down from 3,605 last week. New listings dropped sharply to 282, compared to 441 the week before. This is a clear sign of the seasonal slowdown, as many homeowners pause plans until the new year. At the same time, 402 homes sold over the last seven days, nearly matching last week’s pace. Buyers are still active, even with fewer choices.

Pending sales also eased, falling from 1,651 to 1,594.

On a national level, single-family home inventory also declined this week. This mirrors what we are seeing locally and supports the idea that the market is shifting into a more typical winter pattern rather than signaling weakness.

Inventory Data	This Week	Last Week
United States - Single Family Homes	775,399	795,212
Orange County - All Properties	3,403	3,605
OC Under Contract & Pending	1,594	1,651
OC New Listings Last 7 Days	282	441
OC Sold Last 7 Days	402	407
Expired/Canceled/Withdrawn Last 7 Days	216	315

Orange County Days on Market Statistics

Days on market moved higher across most categories this week. The average days on market increased from 76 to 79, and the median rose from 54 to 58. Properties between $1,000,000 and $2,000,000 continue to set the pace. Homes priced above $2,000,000 continue to have the longest timelines, holding steady in the mid-70 day range.

OC Days on Market	This Week	Last Week
Average Days on Market	79	76
Median Days on Market	58	54
Under $1,000,000	50	49
$1,000,000 to $2,000,000	47	45
$2,000,000 and Up	75	74

Orange County Key Housing Statistics

List prices moved higher for single-family homes this week. The median list price rose to $1,995,000, up from $1,900,000 last week. Condo and townhome list prices dipped slightly to $830,000. Closed prices were mixed. Single-family homes closed at a median of $1,329,000 over the last seven days, down from last week, while condos closed at $825,000, up sharply from the prior week.

The gap between sold price and list price narrowed again. Homes sold for an average of 2.1% below asking, or about $31,170. This is an improvement from last week and shows that buyers and sellers are still finding common ground, especially when homes are priced realistically.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,995,000	$1,900,000
Median List Price Condos/Townhomes	$830,000	$835,500
Median Closed Price SFR (7 Days)	$1,329,000	$1,400,000
Median Closed Price Condos (7 Days)	$825,000	$753,800
Sold Price vs List Price **	Lower by $31,170 (2.1%)	Lower by $38,008 (2.3%)

Deal of the Week

This week, we found a rare triplex in Santa Ana. The property features a single-family home in the front with 3 bedrooms and 2 bathrooms, plus two income-producing units in the back, each with 2 bedrooms and 1 bathroom.

If this feels out of reach, the rental income from the two back units can help you qualify for a loan. If your interested let's have a quick conversation about how to make it work for you. Take a closer look at the pictures and details here: 1911 Cypress, Santa Ana, CA 92707

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report December 8, 2025 - Holiday Market Stats Retreat

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

As we head into December 2025, the housing market in Orange County remains surprisingly active even as much of the country slows down for the holidays. This week brought a sharp rise in both new listings and closed sales, which is not what most people expect for early December. Last year we saw a similar bump right after Thanksgiving, so this may be a small seasonal pattern forming. It’s possible that sellers waited through the holiday week and decided to move forward now, while buyers stayed alert and ready to write offers. Orange County continues to defy “normal” trends, reminding us that this market often moves on its own timeline.

Across the country, mortgage rates have dipped into the lower 6% range. I even saw some 30 year fixed rates at 5.75%. Lower borrowing costs may be giving buyers a little more confidence as we close out the year. National inventory also continues to rise, although the pace has slowed. Some analysts now expect 2026 to feel more balanced for buyers and sellers, with steady but calmer price growth. Buyer sentiment has also shown signs of improving as rate pressure eases, though affordability still weighs on many markets.

We also released a new blog post this week covering 2026 real estate projections and how the year is shaping up for Orange County. If you’d like a deeper dive into what buyers and sellers can expect in 2026 including rate expectations, inventory trends, and local shifts you can read the full post here:

2026 Orange County Real Estate Market Forecast

All of these signals point toward a market that may open up more opportunities in early 2026. Orange County’s late-year jump in activity could be an early sign of that shift or simply another example of how this county prefers to set its own pace.

Orange County Housing Inventory Statistics

Our numbers show inventory at 3,605 active listings a modest drop from last week’s 3,682. However, new listings surged to 441 (up from 241 last week), and 407 homes sold over the last 7 days (versus 308 last week).

The spike in new listings and closed sales suggest some sellers decided to list before the holidays, and buyers were ready to act.

It’s worth noting that pending sales (under contract) dipped to 1,651 this week from 1,753 perhaps indicating some caution among buyers or simply timing shifts.

Expired, canceled, or withdrawn listings climbed to 315 from 240, hinting that not all listings found eager buyers right away.

Inventory Data	This Week	Last Week
United States - Single Family Homes	795,212	817,297
Orange County - All Properties	3,605	3,682
OC Under Contract & Pending	1,651	1,753
OC New Listings Last 7 Days	441	241
OC Sold Last 7 Days	407	308
Expired/Canceled/Withdrawn Last 7 Days	315	240

Orange County Days on Market Statistics

Days on market (DOM) held mostly steady this week. The average DOM decreased slightly from 78 to 76 days, while the overall median remains at 54.

The slight drop in DOM especially in the $1 M–$2 M range suggests that properties are attracting buyers a bit faster than last week. The overall picture remains mixed: while some segments move quickly, others still take time.

This contrasts with national trends indicating homes are staying on the market longer in many areas this year.

For us, the resilience in DOM shows that Orange County continues to draw buyer interest even amid broader market softness.

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

OC Days on Market	This Week	Last Week
Average Days on Market	76	78
Median Days on Market	54	54
Under $1,000,000	49	49
$1,000,000 to $2,000,000	45	48
$2,000,000 and Up	74	75

Orange County Key Housing Statistics

Looking at our headline numbers this week, we see steady list prices and mixed results in closed prices. The median list price for single-family homes is $1,900,000, which is just above last week’s $1,899,000. Condos and townhomes also saw a small increase in list price, rising to $835,500 from $829,000.

Closed prices, however, moved in different directions. Single-family homes closed at a strong $1,400,000, up from $1,355,000 last week. Condos and townhomes dropped to $753,800, down from $862,500.

It’s important to note that these condo numbers include all 55+ communities. These neighborhoods often have lower-priced homes, manufactured units, and even co-op properties. Because of that, they pull the median condo price down more than most people expect. When we remove the 55+ listings from the data, the median sold price for condos and townhomes jumps to $1,189,000 a dramatic difference that gives a more accurate picture of what most buyers experience in the condo market.

We keep the 55+ data in our weekly stats for a reason. Many of our clients are thinking about downsizing or moving into a 55+ community, and we help guide them through that full transition selling their current home and buying the next one at the same time. With the right planning and logistics, we can often line everything up so they only move once. If you’re curious about these communities or want to see what options are available, here’s a link with more information about 55+ communities in Orange County.

The sold-to-list-price gap also stayed steady this week. Homes sold for an average of 2.3% below the list price, which is about $38,008 under asking. This is nearly identical to last week’s numbers, showing that buyers and sellers are still meeting in the same general range during negotiations.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,900,000	$1,899,000
Median List Price Condos/Townhomes	$835,500	$829,000
Median Closed Price SFR (7 Days)	$1,400,000	$1,355,000
Median Closed Price Condos (7 Days)	$753,800	$862,500
Sold Price vs List Price **	Lower by $38,008 (2.3%)	Lower by $35,626 (2.3%)

Deal of the Week

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report December 1, 2025 - Holiday Market Stats Emerge

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

As we move into the holiday season, Orange County’s housing market is showing the usual signs of a seasonal slowdown. Inventory has dipped, and new listings have decreased, signaling that many buyers and sellers are putting major real estate decisions on hold. Despite this, the current market can create opportunities for both sellers and buyers. With less competition, homes that are well-priced and properly presented can still sell quickly and attract motivated buyers.

Another typical pattern of the holiday market is an increase in days on market. Nationally, the average days on market has risen to around 121 days, reflecting the slower pace. In Orange County, we are seeing a similar trend, with average days on market creeping up slightly. For those considering a sale or purchase, understanding these dynamics can help you navigate the market strategically and make informed decisions.

Orange County Housing Inventory Statistics

This week, Orange County’s overall housing inventory stands at 3,682 properties, a drop from last week’s 3,902. Under-contract and pending homes are 1,753, nearly steady from last week’s 1,766. New listings over the past seven days fell to 241, down from 386, while 308 homes sold, compared to 411 last week. Expired, canceled, or withdrawn listings rose modestly to 240, up from 201.

These numbers reinforce that the market is quieter than earlier in the fall, consistent with the seasonal slowdown. However, with fewer homes on the market, buyers may find more focused opportunities, and sellers can still attract strong offers when pricing and presentation align with current market expectations.

Inventory Data	This Week	Last Week
United States - Single Family Homes	817,297	830,445
Orange County - All Properties	3,682	3,902
OC Under Contract & Pending	1,753	1,766
OC New Listings Last 7 Days	241	386
OC Sold Last 7 Days	308	411
Expired/Canceled/Withdrawn Last 7 Days	240	201

Orange County Days on Market Statistics

Orange County homes are spending a little more time on the market. The average days on market for all properties this week is 78, slightly higher than last week’s 74. Median days on market rose to 54 from 51.

This reflects a subtle slowdown in activity as buyers and sellers adjust to the holiday season. Even so, well-prepared homes continue to generate interest, and the slight rise in days on market is not unusual for this time of year.

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

OC Days on Market	This Week	Last Week
Average Days on Market	78	74
Median Days on Market	54	51
Under $1,000,000	49	45
$1,000,000 to $2,000,000	48	45
$2,000,000 and Up	75	74

Orange County Key Housing Statistics

This week, the median list price for single-family homes in Orange County is $1,899,000, a slight increase from last week’s $1,895,000. Condos and townhomes remain steady at a median list price of $829,000. For homes that closed over the past seven days, the median sale price for single-family residences is $1,355,000, down slightly from $1,383,100, while condos closed at a median of $862,500, up from $857,125. Overall, homes sold for about 2.3% below their list price, a figure consistent with last week’s results. These numbers show that while the market is quieter during the holiday season, prices remain largely stable, giving sellers confidence and buyers opportunities to act strategically.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,899,000	$1,895,000
Median List Price Condos/Townhomes	$829,000	$829,000
Median Closed Price SFR (7 Days)	$1,355,000	$1,383,100
Median Closed Price Condos (7 Days)	$862,500	$857,125
Sold Price vs List Price **	Lower by $35,626 (2.3%)	Lower by $37,325 (2.3%)

Deal of the Week

This week’s Deal of the Week is in Costa Mesa’s popular Greenbrook community, located near South Coast Plaza. This large two-story home offers 2,696 square feet of living space on a 6,000-square-foot lot, providing plenty of room for both everyday living and future updates. It will be listed this week at $1,625,000, and photos will be available soon. If you’d like more details or want to see it before it hits the broader market, feel free to reach out.

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report November 24, 2025 - Steady Market Heading into Thanksgiving

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

Orange County home sales continue to show strong demand, even with the slowdowns that come with the Thanksgiving holiday. Last week brought fewer new listings, which is normal for this time of year, but we still saw a solid number of closed sales. Serious buyers remain active while casual shoppers shift toward holiday plans. This creates a short window where motivated buyers and sellers have less competition and more focus.

Orange County ended 2024 with 17,675 total home sales. As of the end of October 2025, the county has already reached 17,598 sales. We likely won’t break the 20,000-sale mark this year, but the trend still shows steady growth for the past four years. This long-term strength shows that home buyers and sellers continue to trust Orange County real estate, even as the market shifts month to month.

National Trends

The US housing market as a whole continues to improve as we move toward the end of 2025. After a small positive shift back in mid-June, momentum has grown stronger. Existing home sales have now posted four straight months of year-over-year gains, and pending home sales are at a multi-year high for this time of year.

Mortgage rates are a major reason for this strength. While rates spiked late last year, they have now stayed below 6.64% for 16 weeks in a row. This gives buyers more room to act, and demand jumps each time rates move closer to 6%.

Weekly pending sales remain steady and strong. The past two weeks posted 15%+ year-over-year gains, even as things slow a bit for the holiday week. Last week alone, 58,612 homes went under contract nationwide compared to 55,862 at this time last year.

Mortgage application data adds to the good news. Over the last 16 weeks, purchase apps have shown double-digit year-over-year growth, along with nine positive weekly readings. Last week saw a small 2% dip from the week before, but applications still came in 26% higher than a year ago.

Price cuts remain part of the market. Last week, 41.2% of homes saw a price change, up from 39% at this time last year. Even with more adjustments, national home prices are still expected to rise modestly by about 1.77% in 2025. With lower rates and solid demand, Orange County should stay on firm ground moving into the new year.

Orange County Housing Inventory Statistics

Orange County’s active listings dropped from 4,013 to 3,902. This follows the normal seasonal pattern as we head into late November.

Orange County saw 386 new listings this week, down from 437 last week. This softer flow of new homes is typical leading into the Thanksgiving week. Pending and under-contract homes also dipped from 1,867 to 1,766, another sign of holiday-week activity slowing.

Closed sales in Orange County held steady, moving from 413 to 411, showing that buyers who were already in escrow are still closing on time. We also saw 201 canceled, expired, or withdrawn listings, a small rise that fits the seasonal pattern as sellers reassess their plans before the holidays.

Even with the weekly ups and downs, the bigger picture is the same: inventory remains low, and that keeps the market competitive for well-priced homes.

Inventory Data	This Week	Last Week
United States - Single Family Homes	830,445	839,506
Orange County - All Properties	3,902	4,013
OC Under Contract & Pending	1,766	1,867
OC New Listings Last 7 Days	386	437
OC Sold Last 7 Days	411	413
Expired/Canceled/Withdrawn Last 7 Days	201	191

Orange County Days on Market Statistics

Days on market stayed almost unchanged this week, which shows the pace of the market remains steady. The average days on market moved from 73 to 74 days, while the median rose from 49 to 51 days. I expect the days on market to remain steady during the holidays due to lower total activity. Total activity drops during this time of year, and both buyers and sellers tend to slow down.

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

OC Days on Market	This Week	Last Week
Average Days on Market	74	73
Median Days on Market	51	49
Under $1,000,000	45	45
$1,000,000 to $2,000,000	45	41
$2,000,000 and Up	74	73

Orange County Key Housing Statistics

Key pricing numbers in Orange County stayed stable this week. The median list price for single-family homes held at $1,895,000, showing strong seller confidence. Condo and townhome list prices also held steady at $829,000.

The median closed price for single-family homes dropped slightly as condo closed prices moved up slightly.

Homes in Orange County continue to sell for about 2.3% below list price, nearly the same as last week. This shows buyers and sellers are meeting close to asking price, a sign of a stable, well-balanced market.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,895,000	$1,895,000
Median List Price Condos/Townhomes	$829,000	$829,000
Median Closed Price SFR (7 Days)	$1,383,100	$1,400,000
Median Closed Price Condos (7 Days)	$857,125	$825,300
Sold Price vs List Price **	Lower by $37,325 (2.3%)	Lower by $38,477 (2.4%)

Deal of the Week

This week’s Deal of the Week is a very cool home in Brea, located on a great street in an established, highly desirable neighborhood. This property has been on the market for about three months and has seen several price reductions creating a real opportunity for buyers who want space, upgrades, and value.

Originally listed at $1,324,800, the home is now priced at $1,175,000.

This is a 5-bedroom, 3-bath home, offering 2,562 sq ft of living space on a 7,210 sq ft lot. The home was recently renovated, giving buyers a move-in-ready interior with modern updates, while still offering the kind of layout and lot size that’s hard to find in today’s market. 490 Buttonwood Drive, Brea

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report November 17, 2025 - Increase in Total Sales

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

Across the country, home sales picked up in a surprising way. Last week, the U.S. saw more sales than in any November week since 2021. That is rare for this time of year, when the housing market usually slows. One likely reason is that buyers felt a small boost in affordability. Mortgage rates were a bit lower about 30 days ago, and many buyers locked in those rates. Some national markets (Texas, Oklahoma and Florida) are also seeing light downward pressure on prices, which can pull more buyers into action.

But the story is not the same everywhere. Cities like Chicago and many areas in the Northeast still have very low inventory. Because of that, they are not seeing pricing pressure or a rise in sales. These markets remain tight and competitive.

Here in Orange County, the picture looks different. Our closings dipped from last week, and our total housing inventory fell as well. Our numbers have been steady all year, with only gentle changes month to month. We saw some slow growth in inventory earlier in the year, but now the trend is moving the other way. Even with these small shifts, our home prices remain steady. This is because buyer demand has stayed strong while supply remains low.

The rise in national home sales is leading many experts to predict more sales growth in 2026. This may create a more active market as rates continue to move and buyers adjust. For now, Orange County real estate continues to show strength, stability, and steady buyer interest.

Orange County Housing Inventory Statistics

This week brought another small drop in local supply. Total active listings in Orange County moved down from 4,160 to 4,013, continuing the slow downward trend that started in recent weeks. New listings also fell, from 550 last week to 437 this week. Fewer homes coming to market is normal for November, and the previous week of 550 was unexpected.

Pending and under-contract homes stayed steady, dipping only from 1,880 to 1,867, showing that buyer demand is still healthy. Closed sales for the week slipped from 421 to 413, which fits with the slight decline in new listings. Expired and canceled listings also ticked down from 209 to 191, showing that fewer sellers are pulling back.

Even with these changes, Orange County remains a low-inventory market. This keeps the housing report strong and supports steady home prices.

Inventory Data	This Week	Last Week
United States - Single Family Homes	839,506	842,243
Orange County - All Properties	4,013	4,160
OC Under Contract & Pending	1,867	1,880
OC New Listings Last 7 Days	437	550
OC Sold Last 7 Days	413	421
Expired/Canceled/Withdrawn Last 7 Days	191	209

Orange County Days on Market Statistics

Days on market stayed very steady this week. The average moved from 72 to 73 days, while the median stayed at 49 days. This tells us the pace of the market has not changed much.

Homes under $1,000,000 saw days on market rise from 42 to 45, which is still quick for this price point. Homes between $1,000,000 and $2,000,000 went from 40 to 41 days, showing almost no change. Higher-end homes at $2,000,000 and up increased from 70 to 73 days, which is typical for this part of the market.

Overall, the time it takes to sell a home in Orange County remains stable. Steady buyer demand and low inventory continue to keep days on market from rising in a meaningful way.

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

OC Days on Market	This Week	Last Week
Average Days on Market	73	72
Median Days on Market	49	49
Under $1,000,000	45	42
$1,000,000 to $2,000,000	41	40
$2,000,000 and Up	73	70

Orange County Key Housing Statistics

Key pricing numbers held firm this week. The median list price for single-family homes moved slightly from $1,899,000 to $1,895,000, basically flat. Condo and townhome list prices increased a little, from $825,000 to $829,000, showing steady confidence from sellers.

The median closed price for single-family homes rose from $1,382,000 to $1,400,000. That is a strong week-over-week change and reflects ongoing buyer demand for well-priced homes. Condo closed prices moved down from $875,000 to $825,300, which brings that number closer to its long-term range.

Homes continue to sell below list price by 2.4%, almost unchanged from last week. This shows that buyers and sellers are meeting close to the asking price, another sign of a stable housing market.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,895,000	$1,899,000
Median List Price Condos/Townhomes	$829,000	$825,000
Median Closed Price SFR (7 Days)	$1,400,000	$1,382,000
Median Closed Price Condos (7 Days)	$825,300	$875,000
Sold Price vs List Price **	Lower by $38,477 (2.4%)	Lower by $39,816 (2.4%)

Deal of the Week

This week’s deal is a spacious townhome in Placentia offering 3 bedrooms, 2.5 baths, and 1,400 sq ft of living space. It’s a great find for buyers looking for more room, a smart layout, and a prime location close to schools, parks, and shopping. This home will be hitting the market later this week, so reach out if you’d like early details before it goes live.

Now Listed In Landing II of Woodbridge

Orange County Real Estate Market Report November 10, 2025 - Increase in New Listings

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

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

Selling Your Property in Orange County

Indian Wells Home For Sale

Market Trends

We’re seeing several important shifts in the market right now both nationally and here in Orange County. Across the U.S., housing inventory is declining, even as buyer interest remains steady. Here in Orange County, our “all properties” inventory dropped from 4,209 to 4,160 in the past week a sign that the local market is following the national pattern of fewer homes available for sale. At the same time, 550 new listings came on the market in the last seven days, up from 479 the previous week. This mix of fewer total listings but fresh new inventory points to a dynamic market where timing and readiness matter.

About 330 listings in our MLS are currently on “hold.” These homes are not included in the total inventory count but are temporarily inactive while sellers negotiate offers, complete repairs, address title issues, manage personal situations, or plan to wait for the new year. While technically off the market, these holds reduce the pool of homes buyers can see and act on today.

This seasonal decline in inventory is also normal. Across many states, weather changes and the approach of the holidays reduce activity. Sellers may delay listing, buyers may pause their search, and transactions can slow naturally. Understanding these seasonal patterns helps both buyers and sellers work strategically with an experienced Orange County real estate agent.

Fiduciary Duty

At Orange County Real Estate, Inc., we take fiduciary duty seriously. Every decision we make, whether representing a buyer or a seller, is guided by transparency, integrity, and the client’s best interest. I’ve seen situations that highlight just how quickly things can go wrong if communication breaks down.

For example, a few years ago I was reviewing a transaction where a buyer’s agent assumed certain repairs were already approved by the seller. Miscommunication led the buyer to move forward thinking everything was clear, but in reality, the seller had not agreed. Thankfully, because of clear documentation and constant communication, we were able to step in, clarify the facts, and keep the deal on track without compromising anyone’s interests.

That experience stays with me, which is why I emphasize transparency and accountability in every transaction. Our focus is always on protecting our clients, preserving trust, and ensuring that every recommendation reflects their best interest, not our own.

Orange County Housing Inventory Statistics

Orange County’s total active listings are slightly down this week, reflecting a tighter supply, while pending sales also dipped slightly. The increase in new listings provides fresh opportunities for buyers, while the decrease in expired or canceled listings suggests homes are moving more efficiently through the market. For buyers and sellers, understanding these inventory shifts is essential for working strategically with a knowledgeable Orange County real estate agent.

Inventory Data	This Week	Last Week
United States - Single Family Homes	842,243	856,701
Orange County - All Properties	4,160	4,209
OC Under Contract & Pending	1,880	1,914
OC New Listings Last 7 Days	550	479
OC Sold Last 7 Days	421	429
Expired/Canceled/Withdrawn Last 7 Days	209	312

Orange County Days on Market Statistics

Average days on market for all homes held steady at 72, while median days decreased slightly. Homes priced under $2,000,000 continue to sell more quickly than higher-end properties. Buyers should act decisively, and sellers should work with an agent to ensure proper pricing and marketing to minimize time on market.

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

OC Days on Market	This Week	Last Week
Average Days on Market	72	72
Median Days on Market	49	52
Under $1,000,000	42	45
$1,000,000 to $2,000,000	40	42
$2,000,000 and Up	70	70

Orange County Key Housing Statistics

Median list prices for single-family homes and condos/townhomes are slightly lower than last week, while closed prices for condos saw a notable increase. On average, homes sold for 2.4% below list price, slightly higher than last week. These trends highlight the importance of accurate pricing and effective marketing in today’s market.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,899,000	$1,949,000
Median List Price Condos/Townhomes	$825,000	$835,000
Median Closed Price SFR (7 Days)	$1,382,000	$1,399,500
Median Closed Price Condos (7 Days)	$875,000	$760,000
Sold Price vs List Price **	Lower by $39,816 (2.4%)	Lower by $30,074 (2%)

Deal of the Week

This week’s featured property is a spacious two-story home that offers both comfort and potential. With 4 bedrooms, 3 bathrooms, and approximately 3,000 sq ft, the home is in great condition and can be comfortably lived in as-is, while also offering opportunities for updates to add value. Priced at $1,350,000, this property represents a fantastic option for buyers looking for space, functionality, and a home ready for immediate occupancy. 2965 Shamrock, Brea

Coming Soon

A new home is coming on the market in Woodbridge, in the desirable Landing II neighborhood near South Lake. This spacious property features 5 bedrooms on a nicely sized lot and will be listed soon. If you’d like to see pictures or get early details before it hits the market, reach out to us.

Orange County Real Estate Market Report November 3, 2025 - The World Keeps Moving

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

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

Selling Your Property in Orange County

Market Trends

"Daylight savings time: Is the government cutting off the bottom of a blanket and sewing it to the top and saying, ‘See? It's longer now.’" Rob Chrisman, Mortgage News Daily.

Sometimes the housing market can feel a lot like that, it looks different depending on how you measure it. Prices, rates, and inventory can all give the impression of movement, even when the overall picture is more stable.

Across the country, home prices are still higher than a year ago, but the pace of growth is slowing. National data shows that the annual increase in home prices is at its lowest in years, with the FHFA index up 2.3% and the Case-Shiller index up just 1.5%. Here in Orange County, prices remain strong, near record highs, but buyers are beginning to see a market that is cooling rather than climbing fast. Month-to-month changes are modest, which points to a market that is steady, not overheated.

At the same time, government reporting delays are adding uncertainty for buyers and sellers. The recent shutdown has slowed key economic releases like the jobs report, construction spending, and trade numbers. With less official data, mortgage rates are moving in fits and starts. The Federal Reserve is cautious about adjusting rates without reliable information, relying more than usual on private indicators to gauge the economy. This makes short-term rate shifts less predictable, even though the overall market fundamentals in Orange County remain strong.

Buyers may get some relief soon with expected changes to conforming loan limits. The current limit of $806,500 is likely to rise to around $832,000, making financing slightly easier for higher-priced homes. For buyers in Orange County, where even entry-level homes are well above national averages, this could make a meaningful difference in affordability.

Looking ahead to the winter market, we expect more homes to come off the market or be delisted as sellers reassess their timing. Many homeowners are anxious to sell, which means price reductions will likely increase as we head toward year-end. That said, Orange County’s spring market often begins as early as January, so this slowdown is temporary. Buyers who stay informed and act strategically can still find opportunities before the new year brings renewed activity.

Orange County Housing Inventory Statistics

Inventory in Orange County continues to show a gradual decrease, reflecting a market that remains balanced but slightly tighter than last week. This week, there are 4,209 active listings across all property types, down from 4,339 last week. Of these, 1,914 homes are under contract or pending, which indicates strong buyer activity despite the seasonal slowdown.

New listings over the last seven days totaled 479, a small dip from last week’s 487, while 429 homes sold, down from 446. Expired, canceled, or withdrawn listings climbed to 312 from 209, suggesting that some sellers are taking properties off the market or reassessing their strategy.

While inventory is decreasing slightly, buyers in Orange County still have options across all price points. The smaller pool of available homes may create modest competition in certain neighborhoods, but overall, the market remains healthy and manageable.

Inventory Data	This Week	Last Week
United States - Single Family Homes	856,701	867,811
Orange County - All Properties	4,209	4,339
OC Under Contract & Pending	1,914	1,958
OC New Listings Last 7 Days	479	487
OC Sold Last 7 Days	429	446
Expired/Canceled/Withdrawn Last 7 Days	312	209

Orange County Days on Market Statistics

The average days on market for Orange County homes remains steady at 72 days, with the median at 52 days. Homes priced under $1,000,000 continue to move fastest while homes in the $1,000,000–$2,000,000 range are slightly slower at 42 days. Luxury properties priced over $2,000,000 are taking a bit longer, 70 days, reflecting a more selective buyer pool for higher-end homes.

Compared with last week, there’s little change, signaling that buyers and sellers are still adjusting to market conditions rather than reacting to sharp swings. For buyers, this provides a window to make thoughtful decisions. For sellers, understanding days on market in their neighborhood can help price strategically and time the sale effectively.

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

OC Days on Market	This Week	Last Week
Average Days on Market	72	72
Median Days on Market	52	51
Under $1,000,000	45	45
$1,000,000 to $2,000,000	42	44
$2,000,000 and Up	70	68

Orange County Key Housing Statistics

Orange County continues to offer a stable and resilient market, with strong pricing, moderate inventory, and predictable market activity. Sellers who price competitively and work with an experienced real estate agent can still attract buyers, while buyers who stay patient and focused can find opportunities before the spring surge begins in January.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,949,000	$1,938,800
Median List Price Condos/Townhomes	$835,000	$849,900
Median Closed Price SFR (7 Days)	$1,399,500	$1,334,000
Median Closed Price Condos (7 Days)	$760,000	$725,000
Sold Price vs List Price **	Lower by $30,074 (2%)	Higher by $1,837 (.12%)

Deal of the Week

This week’s featured property is a probate listing in Garden Grove that came on the market on Sunday, November 2, 2025. The home has 4 bedrooms, 2 bathrooms, 2,052 sq ft, and sits on a 6,500 sq ft lot. It is currently listed at $850,000.

The property is in need of some repair and updates, but it presents a unique opportunity for buyers willing to invest in improvements. To put it in perspective, the house directly across the street is smaller and recently sold for $1,200,000, highlighting the potential value of this home once it’s revitalized. 6241 Richmond, Garden Grove

Coming Soon

Orange County Real Estate Market Report October 27, 2025 - Inventory, Prices, and Market Insights

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

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

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, and more.

Selling Your Property in Orange County

Market Trends

Orange County continues to stand apart in the national housing landscape. While the Sun Belt faces oversupply and declining buyer demand, and northern states struggle with very low inventory and high competition, Orange County is maintaining a fairly balanced market.

In the Sun Belt, including states like Florida and Texas, inventory has surged, leading to longer listing times and price reductions. Northern states like Chicago, Massachusetts and New York face the opposite, very limited inventory and buyer demand.

In Orange County supply has dropped slightly over the past few weeks but remains well above pandemic-era levels. We have a healthy number of buyers each week, creating a market where well-priced, well-maintained homes sell steadily.

This week, homes sold slightly above asking price, a first in months. While notable, this appears to be a one-week anomaly rather than a new trend. Typically, sellers make concessions to get their homes closed before the holidays, whether on price or repairs. Overall, closing numbers remain steady, showing active buyers, though many are taking time to weigh options carefully.

Quick comparison: Los Angeles County currently has 9,455 active single-family homes for sale with an average days on market of 80 and a median of 50, slightly slower than Orange County but still strong and balanced considering the inventory is three times greater when you factor in condos and townhomes (14,142).

Orange County Housing Inventory Statistics

Orange County’s overall inventory has decreased slightly by 83 listings this week. New listings are also down, reflecting the usual slowdown as we approach the holidays. Despite this, the number of homes under contract and pending remains relatively steady, showing that buyers continue to be active. Unlike colder regions, Orange County’s market stays active year-round. While activity may slow somewhat during the holiday season, both buyers and sellers remain engaged, and the market typically jumps back to life in January.

Inventory Data	This Week	Last Week
United States - Single Family Homes	867,811	859,419
Orange County - All Properties	4,339	4,422
OC Under Contract & Pending	1,958	1,980
OC New Listings Last 7 Days	487	538
OC Sold Last 7 Days	446	451
Expired/Canceled/Withdrawn Last 7 Days	209	224

Orange County Days on Market Statistics

Homes are taking slightly longer to sell across all price segments this week. Luxury homes continue to experience longer selling periods, while homes under $2 million remain competitive but show modest increases in days on market.

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

OC Days on Market	This Week	Last Week
Average Days on Market	72	70
Median Days on Market	51	48
Under $1,000,000	45	43
$1,000,000 to $2,000,000	44	42
$2,000,000 and Up	68	67

Orange County Key Housing Statistics

The median list price for single-family homes has increased, while median closed prices for both single-family homes and condos have slightly declined. The sold price versus list price ratio flipped positive this week, likely a one-week anomaly rather than a lasting trend. Buyers remain active, and properly positioned homes continue to sell steadily.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,938,800	$1,899,000
Median List Price Condos/Townhomes	$849,900	$859,900
Median Closed Price SFR (7 Days)	$1,334,000	$1,344,000
Median Closed Price Condos (7 Days)	$725,000	$770,000
Sold Price vs List Price **	Higher by $1,837 (.12%)	Lower by $27,738 (1.9%)

Deal of the Week

This week’s spotlight is a beautiful single-family home in Rancho Santa Margarita. Featuring 4 bedrooms, 3 bathrooms, 1,975 sq ft of living space, and a 5,100 sq ft lot, this home is exceptionally clean and move-in ready. It’s not currently listed for sale, so if you’re interested, reach out to us for more information and an opportunity to view it before it hits the market. It will be priced near $1,100,000.

Coming Soon

Orange County Real Estate Market Report October 20, 2025 - Buyers Are Active

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

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

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, and more.

Selling Your Property in Orange County

Market Trends

The California housing market showed solid improvement in September, marking the second consecutive month of year-over-year gains in both sales and prices. Across the state, closed escrow sales of single-family homes rose 6.6% from a year ago and climbed 5% from August. Southern California led much of that growth, with sales up more than 11% compared to last year.

For Orange County, this broader trend mirrors what we’re seeing locally, steady demand and improving confidence among both buyers and sellers. While affordability remains a challenge for many, mortgage rates hovering in the low 6% range have brought some relief and stability. With rates no longer swinging sharply, more buyers are regaining confidence to move forward, and sellers are adjusting expectations to match the current pace of the market.

Home prices across California have leveled slightly, with the statewide median price dipping 1.7% month over month to $883,640. Yet, compared to last year, that figure is still up 1.8%, showing that price growth remains modest but positive.

According to the Orange County Association of Realtors, the median sales price for detached single-family homes in September was $1,420,000, while attached homes (condos and townhomes) recorded a median of $782,225. There were 1,905 total closed sales during the month, reflecting healthy buyer activity despite the seasonal slowdown.

Orange County Housing Inventory Statistics

This week, Orange County’s active housing inventory stands at 4,422 homes, down slightly from 4,518 last week. That’s a 2.1% weekly decline, continuing the gradual seasonal slowdown we typically see in the fall. However, inventory remains higher than the same period last year, when active listings were at 3,810.

Across the United States, single-family inventory ticked up slightly to 859,419, signaling that the broader national market is also maintaining stability rather than surging. Locally, 538 new listings came on the market this week, a small dip from 547 last week, suggesting that many homeowners are now waiting for spring before listing.

Even with fewer new listings, buyer activity remains steady, 451 homes closed escrow in the past seven days, compared to 421 the week prior. This steady pace of sales despite shrinking supply supports the idea that demand is consistent, especially for well-priced homes in desirable communities.

Inventory Data	This Week	Last Week
United States - Single Family Homes	859,419	856,870
Orange County - All Properties	4,422	4,518
OC Under Contract & Pending	1,980	1,989
OC New Listings Last 7 Days	538	547
OC Sold Last 7 Days	451	421
Expired/Canceled/Withdrawn Last 7 Days	224	226

Orange County Days on Market Statistics

The average days on market in Orange County held at 70 days, unchanged from last week. The median DOM fell slightly to 48 days, down from 50, showing a touch more buyer activity in certain price ranges.

Homes priced between $1 and $2 million are moving the fastest at just 42 days, and those priced under $1,000,000 are close behind at 43 days. Luxury listings above $2 million are seeing longer market times at 67 days, which is expected as we enter the late fall season.

These figures suggest that buyers are still acting decisively when they find the right home, particularly in the mid-range market. The consistency in market time week over week points to a stable and balanced market, neither favoring buyers nor sellers strongly.

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

OC Days on Market	This Week	Last Week
Average Days on Market	70	70
Median Days on Market	48	50
Under $1,000,000	43	41
$1,000,000 to $2,000,000	42	41
$2,000,000 and Up	67	66

Orange County Key Housing Statistics

Orange County’s median list price for single-family homes remained steady this week at $1,899,000, showing that sellers have maintained confidence in current market values. Condos and townhomes saw a small dip, from $874,444 to $859,944, reflecting slight seasonal softening in the attached market segment.

The median closed price for single-family homes dropped from $1,449,000 to $1,344,000 this week, a short-term pullback likely tied to more mid-range homes closing rather than a broad drop in value. Condo median closed prices, meanwhile, rose modestly to $770,000, up from $765,000.

The sold price versus list price gap narrowed slightly, with homes selling about 1.9% below list, or an average difference of $27,738. That margin is consistent with a balanced market where negotiation is common but not extreme.

Overall, prices remain firm, and buyers continue to pay near asking, a positive indicator that confidence persists even as the market slows seasonally.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,899,000	$1,899,000
Median List Price Condos/Townhomes	$859,900	$874,444
Median Closed Price SFR (7 Days)	$1,344,000	$1,449,000
Median Closed Price Condos (7 Days)	$770,000	$765,000
Sold Price vs List Price **	Lower by $27,738 (1.9%)	Lower by $29,539 (1.8%)

Deal of the Week

This week’s featured deal takes us to Dove Canyon, one of South Orange County’s most sought-after gated communities that also features a private Jack Nicklaus designed golf course. This 4-bedroom, 4-bathroom home offers 3,358 square feet of living space on a 6,000-square-foot lot, priced at $476 per square foot, well below the neighborhood average.

Over the past six months, 30 homes have sold in Dove Canyon at an average price of $561 per square foot, making this property an exceptional value for buyers looking for space, privacy, and long-term potential. The home has been on the market for about three months, suggesting motivated sellers and possible room for negotiation.

61 Summitcrest, Dove Canyon

Orange County Real Estate Market Report October 13, 2025 - Housing Element and New Construction in Orange County

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

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

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, and more.

Selling Your Property in Orange County

Market Trends

The housing element debate continues to shape Orange County’s real estate landscape. Across the region, cities are feeling the pressure from Sacramento to comply with state housing mandates, even as residents push back. Many local officials admit their hands are tied. The state can withhold funding, impose fines, or even remove local zoning authority from cities that fail to meet compliance deadlines.

Huntington Beach has already faced legal action after resisting the state’s housing element rules. A judge ordered the city to adopt a compliant plan within 120 days, emphasizing that local zoning must align with state housing law. This ruling sent a clear message to other Orange County cities: comply or face consequences.

In Newport Beach, the city has taken a proactive approach, approving plans that allow for up to 8,174 new residential units, well above the state’s required 4,845. This over-zoning strategy gives Newport flexibility if certain projects stall or fall through. Local groups have tried to overturn the decision, but the courts have upheld the city’s housing plan and confirmed that officials did not need to send zoning changes to a public vote. Newport’s case has become a model of reluctant compliance, meeting state demands while trying to protect local character.

Take a look at the current inventory of newer construction properties for sale in Newport Beach at this link.

Costa Mesa is also moving forward under state pressure. The city has approved several mixed-use and live-work developments, including the large Hive Live project with more than 1,000 residential units. There are also plans for new housing near South Coast Plaza and potential redevelopment sites along major corridors. While some residents are frustrated about building density and loss of open space, city officials argue these changes are necessary to avoid state penalties and keep local control intact.

Explore the latest selection of newer construction homes for sale in Costa Mesa at this link.

Overall, the housing element push is increasing the pipeline of new housing projects across Orange County. While many of these units are still years away from completion, the trend may slowly add to long-term inventory and offer more choices for buyers. In the short term, though, the friction between state and local goals continues to shape planning meetings, neighborhood debates, and the broader conversation about growth in Southern California.

Explore new construction properties for sale in Orange County at this link.

Orange County Housing Inventory Statistics

Inventory continues to tighten slightly this week. Total listings in Orange County fell from 4,574 to 4,518, marking another modest decline after several weeks of flat numbers. At the national level, single-family home inventory dipped as well, suggesting a broader seasonal slowdown.

Pending and under-contract homes remain steady at 1,989, showing that buyer activity is holding. New listings dropped from 587 to 547, while closed sales fell from 519 to 421, reflecting fewer new homes hitting the market and back to normal weekend activity after a spike in closings the previous week.

The number of canceled, expired, or withdrawn listings also declined, from 339 last week to 226, a sign that sellers are either adjusting expectations or seeing better engagement from buyers. Overall, inventory remains historically low, keeping competition alive even as affordability challenges persist.

Inventory Data	This Week	Last Week
United States - Single Family Homes	856,870	863,972
Orange County - All Properties	4,518	4,574
OC Under Contract & Pending	1,989	1,984
OC New Listings Last 7 Days	547	587
OC Sold Last 7 Days	421	519
Expired/Canceled/Withdrawn Last 7 Days	226	339

Orange County Days on Market Statistics

Days on market stayed mostly stable this week, with the average rising slightly from 69 to 70 days and the median ticking up from 49 to 50 days. This consistency suggests a balanced pace, where motivated sellers are still attracting offers while less competitive listings linger.

Homes under $1,000,000 continue to move quickly, driven by strong buyer demand. Properties between $1 million and $2 million, which make up 1,642 active listings, are selling at a similar pace. Luxury properties over $2 million remain on the market for about 66 days, reflecting a slower but steady high-end segment.

This balance across price ranges shows that buyer demand remains healthy, especially when properties are priced right and presented well. To explore homes that have been listed for over 90 days, you can visit our dedicated page here or reach out directly for a curated list.

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

OC Days on Market	This Week	Last Week
Average Days on Market	70	69
Median Days on Market	50	49
Under $1,000,000	41	41
$1,000,000 to $2,000,000	41	44
$2,000,000 and Up	66	66

Orange County Key Housing Statistics

This week’s key stats show a steady median list price for single-family homes at $1,899,000, with condos and townhomes edging up to $874,444. The median closed price for single-family homes rose from $1,383,000 to $1,449,000, a solid gain week over week, this number has jumped around quite a bit over the past month.

Over the past week, 68 properties sold for more than $2 million, demonstrating the continued strength of the luxury market. While the average closed price for single-family homes was $1,983,690, the average list price sits at an eye-catching $3.5 million. That number, however, doesn’t tell the full story.

That’s why we use the median instead of the average when analyzing the Orange County real estate market. The median gives a more accurate picture of the typical property, reflecting what most buyers and sellers actually experience in the market.

Overall, homes are still selling at about 1.8% below list price, which is an improvement from last week’s 2.6% gap. This smaller difference suggests that sellers are pricing more accurately and buyers are meeting them closer to their asking terms.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,899,000	$1,899,000
Median List Price Condos/Townhomes	$874,444	$859,950
Median Closed Price SFR (7 Days)	$1,449,000	$1,383,000
Median Closed Price Condos (7 Days)	$765,000	$767,500
Sold Price vs List Price **	Lower by $29,539 (1.8%)	Lower by $40,766 (2.6%)

Deal of the Week

This week’s featured property is a single-family home in East Anaheim. The house is in excellent condition and located in a highly desirable neighborhood, Sunkist Gardens. It offers 4 bedrooms, 2.5 bathrooms, 2,460 sq ft of living space, and a 5,742 sq ft lot.

The property is not yet publicly listed, but photos will be available by the end of the week. The anticipated list price is around $1,000,000. If you’re interested or would like more information, please reach out, this one is expected to move quickly!

Orange County Real Estate Market Report October 6, 2025 - Market Holds Steady as the Days On Market Retreat

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

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

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, and more.

Selling Your Property in Orange County

Market Trends

Last week we saw Days On Market rise across price ranges and it looked like a possible new trend toward slower sales. This week, however, DOM retreated slightly. The main drivers we see are the large number of closed sales and the large number of delisted properties this week. In plain terms: more homes closed quickly, and more sellers took homes off the market. Both actions lower DOM even if the same number of homes were listed.

That mix is important. When many listings are delisted, it often means sellers are rethinking price or timing, or preparing a fix-up before relisting. When closings jump, it means the buyers who are in the market are acting. So while the one-week bump in DOM last week was worth watching, this week’s pullback, with 519 closed homes and 339 delisted, weakens the case for a sustained slowdown. At the same time, the 1,062 homes over 90 days (25% of inventory) keep pressure on sellers of long-listing homes to reset price or strategy.

Mortgage rates remain a key watch item. Rates started the day slightly above the previous few weeks. Markets are watching Fed comments and data for the next move in rates. Recent Fed talk has signaled caution around cutting benchmark rates further, which helps explain why mortgage rates have not fallen quickly.

On sentiment, national surveys show buyer confidence is mixed and sellers are growing more likely to cut asking prices in some markets. Data firms and news outlets report that more sellers cut prices this year compared with last, a trend buyers can use as leverage in some price points. At the same time, other parts of the country are returning more supply to the market, giving buyers more options in some regions. For Orange County, buyer interest remains real because of jobs, schools, and location but buyers and sellers must price with care.

Buyers: You have a bit more choice this week. Still, competition remains in the most wanted neighborhoods and price points. Get pre-approved, move quickly on homes priced right, and use inspection items to shape the offer.

Sellers: Homes that need big fixes or are priced above market are the ones sitting past 90 days. If you want a sale, price your home to match real buyer interest and be ready to act on small repairs. A clear plan and good photos still win buyers.

Orange County Housing Inventory Statistics

Inventory in Orange County rose slightly this week to 4,574 active listings from 4,531 last week. That small uptick gives buyers one more choice, but overall supply is still limited compared with many past years. Nationally, many local markets are seeing mixed inventory signals, some places have more homes for sale while other areas still have tight supply. This means Orange County’s small rise in listings matters: a little more choice can slow bidding wars and let buyers be more picky.

Inventory Data	This Week	Last Week
United States - Single Family Homes	863,972	862,575
Orange County - All Properties	4,574	4,531
OC Under Contract & Pending	1,984	2,103
OC New Listings Last 7 Days	587	557
OC Sold Last 7 Days	519	408
Expired/Canceled/Withdrawn Last 7 Days	339	191

Orange County Days on Market Statistics

Days on market pulled back a touch this week. The county average moved from 70 to 69 days and medians dropped by one day. Last week we saw DOM jump across price points, which looked like the start of a trend. This week that move reversed. Two big reasons: a higher count of closed homes this week (519 vs 408) and more delisted listings (339 vs 191) both push the math on DOM.

We also still have 1,062 listings that have been on the market more than 90 days about 25% of our inventory.

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

OC Days on Market	This Week	Last Week
Average Days on Market	69	70
Median Days on Market	49	50
Under $1,000,000	41	45
$1,000,000 to $2,000,000	44	46
$2,000,000 and Up	66	67

Orange County Key Housing Statistics

Median list and closed prices show modest weekly shifts. The county median list price for single-family homes eased from $1,950,000 to $1,899,000, while median closed prices in the past seven days moved lower in both single-family homes and condos. Last week's median close price of SFR's was a rare spike. The sold-price-vs-list gap is roughly the same week-over-week.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,899,000	$1,950,000
Median List Price Condos/Townhomes	$859,950	$859,900
Median Closed Price SFR (7 Days)	$1,383,000	$1,500,000
Median Closed Price Condos (7 Days)	$767,500	$878,000
Sold Price vs List Price **	Lower by $40,766 (2.6%)	Lower by $41,209 (2.5%)

Deal of the Week

This week’s featured property is an upcoming San Clemente townhome in the Summer Place community not yet listed for sale. The home features 3 bedrooms, 2 bathrooms, and 1,559 square feet of living space. It’s located within walking distance of the beach offering a perfect mix of coastal living and convenience.

Homes in this area rarely come available, and the Summer Place neighborhood is known for its easy beach access, charming community feel, and strong rental demand. If you’re looking for a well-located property close to the ocean, this one is worth seeing before it hits the market. Let me know if you would like more information. It will be listed for sale next week.

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

Orange County Days on Market Statistics

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

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

Orange County Key Housing Statistics

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

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

Deal of the Week

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

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

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

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

Selling Your Property in Orange County

Market Trends

One Stop Shop, Not Consumer Friendly

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

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

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

More On The Compass Merger

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

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

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

Orange County Real Estate, Inc

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

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

Orange County Days on Market Statistics

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

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

Orange County Key Housing Statistics

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

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

Deal of the Week

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

Orange County Days on Market Statistics

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

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

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

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

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

Orange County Key Housing Statistics

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

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

Deal of the Week

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

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

Orange County Key Housing Statistics

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

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

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

Deal of the Week

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

Deal of the Week

Not Perfect but Really Great Home in Golden Hills of Fullerton

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

Multifamily Properties

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

Deal of the Week

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

Deal of the Week

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

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

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

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

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

Selling Your Property in Orange County

Market Trends

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

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

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

Deal Of The Week

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

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

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

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

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

Home Valuation Tools

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

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

Market Trends

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

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

New Construction

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

New Construction in Orange County

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

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

Orange County Days on Market Statistics

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

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

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

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

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

Orange County Key Housing Statistics

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

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

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

Deal Of The Week

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

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

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

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

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

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

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

Home Valuation Tools

Market Trends

Seller and Buyer Psychology

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

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

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

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

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

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

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

Orange County Days on Market Statistics

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

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

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

Orange County Key Housing Statistics

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

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

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

Deal Of The Week

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

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

4662 Howard Avenue, Los Alamitos, CA 90720

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

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

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

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

Home Valuation Tools

Market Trends

Is Orange County now a buyer's market?

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

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

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

Orange County Days on Market Statistics

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

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

Orange County Key Housing Statistics

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

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

Best Deal This Week

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

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

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

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

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

Home Valuation Tools

Market Trends

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

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

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

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

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

Orange County Housing Inventory Statistics

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

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

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

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

Orange County Days on Market Statistics

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

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

Why Are Days on Market Important?

For Sellers:

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

For Buyers:

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

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

Orange County Key Housing Statistics

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

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

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

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

Best Deal This Week

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

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

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

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

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

Home Valuation Tools

Market Trends

Cancellations Remain Low Despite National Headlines:

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

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

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

Orange County Housing Inventory Statistics

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

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

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

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

Orange County Days on Market Statistics

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

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

Why Are Days on Market Important?

For Sellers:

For Buyers:

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

Orange County Key Housing Statistics

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

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

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

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

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

Orange County Real Estate Market Report June 30, 2025 - OC Stats Continue on Same Trajectory

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

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

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

Home Valuation Tools

Market Trends

Over the last two weeks, the United States housing inventory has shown very little increase in single-family homes for sale. It seems that many homeowners are choosing to hold off on listing. One major reason is that buyers have pulled back. This pullback is driven by world economic factors, job insecurity, and affordability concerns. People are feeling the effects of higher prices in many parts of life, and this impacts their willingness to make big decisions like buying a home.

Here in Orange County, our market remains stable. Weekly closings continue at the same pace we’ve seen in recent weeks. Buyer demand has stayed the same, but more sellers are entering the market. This creates the impression that demand is down, but in reality, buyers simply have more options to choose from. This is positive for buyers who have felt squeezed over the past couple of years.

On the ground and online, we are seeing activity pick up. Open house traffic is up and the days on market are still low. Housing portal traffic, including www.ocrealestateinc.com, has increased slightly. Mortgage rates started the week lower, which will likely drive even more interest in the coming days.

Orange County Housing Inventory Statistics

Inventory increased this week in Orange County, rising to 5,121 active listings from 5,058 last week. This growth continues the gradual build-up we’ve seen since the start of the year when we were at 2,594 active listings on 1/6/2025. Across the United States, total single-family home inventory rose slightly to 833,490 from 828,845, a very small change compared to seasonal norms.

Here in Orange County, 714 new listings hit the market over the past 7 days, down from 775 the week before. Meanwhile, 1,967 homes are under contract or pending, down slightly from 2,002. Weekly closed sales remained stable at 469, a slight increase from 447 last week. Compared to this time last year, inventory is still higher, offering more options to buyers than the extreme shortages we experienced during the pandemic-driven market.

Inventory Data	This Week	Last Week
United States - Single Family Homes	833,490	828,845
Orange County - All Properties	5,121	5,058
OC Under Contract & Pending	1,967	2,002
OC New Listings Last 7 Days	714	775
OC Sold Last 7 Days	469	447

Orange County Days on Market Statistics

Days on market remained stable this week. The average days on market for all properties in Orange County is now 58, up slightly from 57 last week. The median remains at 39 days.

Why Are Days on Market Important?

For Sellers:

For Buyers:

OC Days on Market	This Week	Last Week
Average Days on Market	58	57
Median Days on Market	39	39
Under $1,000,000	32	32
$1,000,000 to $2,000,000	31	33
$2,000,000 and Up	53	53

Orange County Key Housing Statistics

Key stats this week stayed mostly unchanged, except for one notable shift. The sold price vs list price changed significantly. Buyers negotiated much smaller discounts on properties, with homes selling just $5,019 below list price on average. Last week, buyers were getting about $43,059 off. This tells us buyer competition is picking up. When homes sell closer to asking price, it often means more buyers are making offers and sellers are holding firm. I will continue to watch this stat closely, as it shows the level of buyer demand and competition in Orange County right now.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,948,900	$1,934,400
Median List Price Condos/Townhomes	$855,000	$855,000
Median Closed Price SFR (7 Days)	$1,491,994	$1,471,944
Median Closed Price Condos (7 Days)	$836,000	$821,000
Sold Price vs List Price	Lower by $5,019 (.32%)	Lower by $43,059 (2.44%)

Fullerton House - Lowest Price Per Square Foot

The lowest price per square foot home sold last week was at 2829 Maple Avenue, Fullerton, CA 92835. This property was owned by Open Door, a large company that buys homes quickly and relists them for a profit. Interestingly, despite their business model, Open Door has never been profitable. I’ve worked with them many times. They’re usually motivated to move inventory and are ready to negotiate, which can be a plus for buyers. One thing to keep in mind is that they often do quick upgrades that aren’t the best quality, so buyers may need to plan for some repairs or updates after closing. Still, if you’re looking for a deal, homes owned by Open Door can be worth a closer look. I'd be happy to send you a list of all of their properties in the area. Just send me a quick message.

Orange County Real Estate Market Report June 23, 2025 - How Will The OC Market Respond

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

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

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

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Market Trends

Last week felt like business as usual on the surface, but there are some important shifts happening in the background. Orange County’s housing inventory pushed past 5,000 properties for the first time since October 2019, a sign that sellers continue to enter the market.

Across the country, inventory only ticked up 0.4%, so the jump here in OC is significant. Fewer sellers appear to be under pressure, which could mean more stable pricing in the months ahead. Nationally, the housing market is also cooling slightly—homes are taking longer to sell, and more sellers are making price adjustments. While mortgage rates remain high, they haven’t stopped buyers entirely, especially in sought-after areas like Orange County.

With recent U.S. involvement in the Middle East, global uncertainty may influence interest rates and consumer confidence. But through it all, the value of having a safe and stable home stands out. That said, we will have to see how the market reacts.

All Cash Home Purchases

Orange County is seeing a drop in all-cash home purchases so far in 2025 compared to previous years. In 2021, there were over 5,400 all-cash transactions, but by mid‑2024, total cash sales dipped below that level—hovering just above 5,000. Early data suggests that in 2025, cash sales aren’t keeping pace with 2024’s numbers. Meanwhile, mortgage applications have increased, signaling that more buyers are relying on financing to purchase homes. Despite this rise in mortgage activity, overall home sales in the county have remained relatively steady. This shift is reflected in the data, where days on market have risen slightly and the gap between list and sold prices has widened.

On a broader scale, while national home prices remain above last year’s levels, 11 states now report prices at or below their 2024 values. Sellers are finding they may need to be more flexible as cash offers make up a smaller share of the market.

Orange County Housing Inventory Statistics

Orange County added 149 new homes to the market this week, bringing the total to 5,058. That’s a healthy weekly increase and one of the more active listing weeks we’ve seen this year. New listings jumped from 741 to 775, showing that more homeowners are testing the waters as summer picks up. At the same time, the number of homes under contract fell from 2,069 to 2,002, suggesting buyers may be taking a bit more time to make decisions.

With more options available and slightly less urgency from buyers, we’re seeing a market that’s slowly shifting toward balance. Sellers should be mindful of rising competition, and buyers have a better chance of negotiating favorable terms—especially on homes that have been sitting a while.

Inventory Data	This Week	Last Week
United States - Single Family Homes	828,845	825,543
Orange County - All Properties	5,058	4,909
OC Under Contract & Pending	2,002	2,069
OC New Listings Last 7 Days	775	741
OC Sold Last 7 Days	447	428

Orange County Days on Market Statistics

Days on market stayed nearly the same this week, which signals a steady pace. The average days on market for all homes in Orange County moved up slightly from 56 to 57. The median remained at 39 days, meaning half the homes are selling in just over a month.

While these changes are minor, they reflect a cooling pace that lines up with what’s happening nationally. Homes are sitting just a little longer across the country too, especially compared to last summer.

OC Days on Market	This Week	Last Week
Average Days on Market	57	56
Median Days on Market	39	39
Under $1,000,000	32	33
$1,000,000 to $2,000,000	33	32
$2,000,000 and Up	53	52

Orange County Key Housing Statistics

Prices remain firm, with some interesting shifts between list and sold numbers. The median list price for single-family homes dipped slightly this week to $1,934,400, down from $1,950,000. Condos and townhomes also saw a minor drop, from $859,000 to $855,000.

But despite the dip in list prices, the median closed prices jumped. Single-family homes that sold last week closed at $1,471,944, up from $1,450,000. Condos saw the biggest gain, rising to $821,000 from $772,750. This tells us buyers are still willing to pay near top dollar for well-priced homes.

However, sellers are having to negotiate more. The average difference between list price and sold price widened to $43,059, or 2.44% below asking, compared to 1.28% last week. That’s a sign of buyers becoming more selective and sellers needing to meet the market.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,934,400	$1,950,000
Median List Price Condos/Townhomes	$855,000	$859,000
Median Closed Price SFR (7 Days)	$1,471,944	$1,450,000
Median Closed Price Condos (7 Days)	$821,000	$772,750
Sold Price vs List Price	Lower by $43,059 (2.44%)	Lower by $19,519 (1.28%)

This week, we found the single-family home with the lowest price per square foot—a great way to see where the best value might be hiding. These homes may need a little work or be farther from the coast, but they often present strong investment potential or affordable entry points. Take a look at this house below:

1411 Woodcrest Avenue, La Habra, CA 90631

Orange County Real Estate Market Report June 16, 2025 - Purchase Mortgage Applications On The Rise

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

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

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

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Market Trends

Last week, U.S. mortgage purchase applications jumped about 20%, a big sign that even with media talk of a housing crash, higher mortgage rates, rising taxes, insurance costs, and national debt worries, buyers are still moving forward. This bounce came as rates cooled slightly, 30‑year fixed rates dropped into the mid‑6% range, the lowest since October of 2024.

While we look at the data week to week, the bigger picture shows a healthy Orange County housing market: enough homes to choose from and steady buyer demand. Affordability continues to be the biggest issue in Orange County.

While the National Association of Realtors will release the May 2025 housing data next week, early signs show many markets lagging behind 2024 in total sales. Here, May 2025 sales (1,818) were below May 2024 (2,135), but the slight dip hasn’t shaken local strength. And with the recent increase in mortgage applications some analysts are expecting the total home sales in 2025 to reach close to 5 million surpassing the 2024 totals of 4.06 million.

Orange County Housing Inventory Statistics

Inventory increased again this week, from 4,803 to 4,909. Closed sales stayed steady, which is a good sign for the Orange County market. This number, 428 homes closed in the last 7 days, tells us that demand remains strong.

What matters most is how inventory and demand move together. If inventory were rising and closed sales were falling, we’d expect to see a wave of price cuts. But that’s not happening. Price reductions remain stable because homes are still selling.

Only 849 properties have been on the market for more than 90 days. That’s just 17% of all active listings. For context, San Diego County has 14% of its 6,318 listings sitting over 90 days, and Los Angeles County has 22% of its 14,956 listings in that same category. Compared to most of the country, Orange County’s market is healthier and more active, homes are turning over rather than sitting idle.

There are some outliers in every county, homes that have been stuck in court or tied up with title issues, so their days on market keep climbing. But there are deals hidden in those older listings. Don’t forget to take a look at the homes listed over 90 days. Many online search portals hide or filter them out, so consumers miss them. Here’s a link to homes in Orange County that have been listed over 90 days. Please reach out to me if you’d like a more detailed list or help reviewing those properties.

Inventory Data	This Week	Last Week
United States - Single Family Homes	825,543	808,564
Orange County - All Properties	4,909	4,803
OC Under Contract & Pending	2,069	2,067
OC New Listings Last 7 Days	741	747
OC Sold Last 7 Days	428	415

Orange County Days on Market Statistics

Homes are still moving in under two months on average. That’s steady from last week. Lower price homes sell fastest (about a month), and high‑end homes take closer to 52 days. Compared to U.S. averages, often over 100 days, Orange County remains fast-paced.

OC Days on Market	This Week	Last Week
Average Days on Market	56	56
Median Days on Market	39	38
Under $1,000,000	33	32
$1,000,000 to $2,000,000	32	32
$2,000,000 and Up	52	49

Orange County Key Housing Statistics

The median list price for single‑family homes held firm at $1.95M. Condo/townhome list prices dropped slightly from $875K to $859K. Closed prices shifted: SFRs rose by nearly $100K week over week, reflecting strong closing activity. Condo closings dipped, which may point to fewer high‑end condo deals. Sellers are still accepting offers about 1–1.3% below list, showing negotiation room remains.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,950,000	$1,950,000
Median List Price Condos/Townhomes	$859,000	$875,000
Median Closed Price SFR (7 Days)	$1,450,000	$1,355,000
Median Closed Price Condos (7 Days)	$772,750	$895,940
Sold Price vs List Price	Lower by $19,519 (1.28%)	Lower by $15,687 (.98%)

Just for Fun: OC’s Most Expensive Listing

For a bit of perspective on the high end of the Orange County market, check out the highest-priced property currently for sale. Located in Coto de Caza, this estate was built by William Lyon and spans a jaw-dropping 47,044 square feet of living space, yes, that’s over an acre under roof. The home sits on 137 private acres, making it one of the largest residential compounds in Southern California. If you’ve ever played Coto North, you’ve probably noticed it from the 13th hole as you head downhill. It’s a true OC landmark. Click here to view the listing and see the photos.

Orange County Real Estate Market Report June 9, 2025 - Inventory Up - Closings Steady

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

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

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

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Market Trends

Inventory increased this week, the start of the summer season. Orange County added 78 new active listings this week, with 747 properties hitting the market in the last seven days. This matches seasonal expectations, but it's also part of a larger trend—more sellers are choosing to test the waters despite higher interest rates. Nationally, inventory is rising as well, though some homeowners are still choosing to wait until rates drop further before listing.

Interestingly, 237 homes were delisted this week—slightly fewer than last week, but still a sizable figure. Many of these sellers may be stepping back due to price fatigue, a lack of strong offers, or simply not feeling a strong need to move. And with summer heating up across the country—triple digits in the desert and sticky humidity in the South and Midwest—it’s easy to see why some homeowners are rethinking a move. Orange County’s weather continues to be one of its greatest selling points. That said, many California homeowners have been relocating to other parts of the country, drawn by larger homes, more space, and simply getting more value for their money.

In Orange County, buyer activity is holding steady. With 415 closings this week and over 2,000 homes under contract, the data tells us that buyers remain active—especially for well-priced, move-in-ready homes.

While inventory is up, the market feels balanced, not overheated. Days on market hasn’t shifted, and homes are still selling in under two months on average. That’s a sign we’re not in a slow market—but it’s no longer the feeding frenzy of the past few years either. Sellers should prepare for more negotiation and pricing discipline. After more than a year of closing prices landing below list price, it’s clear that buyers have more room to negotiate—but the right homes still move quickly.

Orange County Housing Inventory

Orange County saw a modest increase in total active inventory, now at 4,803 homes. That’s still below historical norms—before 2020, Orange County typically saw 6,000 to 8,000 active listings this time of year—but it's the highest count so far this year.

More homes are also going under contract, with 2,067 pending sales showing that demand is still healthy, especially for competitively priced homes. If this pace continues, we may see a slow but steady rise in inventory throughout the summer, with buyers benefiting from more options.

Inventory Data	This Week	Last Week
United States - Single Family Homes	808,564	803,519
Orange County - All Properties	4,803	4,725
OC Under Contract & Pending	2,067	2,004
OC New Listings Last 7 Days	747	683
OC Sold Last 7 Days	415	439

Orange County Days on Market Statistics

Days on market continues to surprise me. Homes across most price ranges are selling in just over a month. This reflects a seller-leaning but balanced market.

For higher-end homes, properties are taking longer, but 49 to 50 days is still quite fast by luxury market standards. These numbers show that pricing and presentation continue to matter—and that buyers are taking more time but still writing offers when homes meet expectations.

For context, the average days on market across the United States is 108—nearly double what we’re seeing here in Orange County.

OC Days on Market	This Week	Last Week
Average Days on Market	56	56
Median Days on Market	38	37
Under $1,000,000	32	32
$1,000,000 to $2,000,000	32	32
$2,000,000 and Up	49	50

Orange County Key Housing Statistics

The median single-family list price dropped slightly this week, and closed prices followed. However, condo prices jumped, possibly reflecting strong demand in the mid-price tier or a spike in desirable units closing this week.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,950,000	$1,988,500
Median List Price Condos/Townhomes	$857,000	$875,900
Median Closed Price SFR (7 Days)	$1,355,000	$1,450,000
Median Closed Price Condos (7 Days)	$895,940	$830,000
Sold Price vs List Price	Lower by $15,687 (.98%)	Lower by $36,042 (2.1%)

Orange County Real Estate Market Report June 2nd, 2025 - Inventory Declined Slightly - Delisted Properties on the Rise

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

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

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

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Market Trends

This week, Orange County's housing inventory experienced an unexpected slight decrease, dropping to 4,725 properties from 4,764 last week. This change isn't explained by the number of new listings or closed sales, which remained consistent. However, 273 properties were removed from the market unsold—either expired, canceled, or withdrawn—a figure notably higher than the typical weekly average of 150–170. This uptick in unsold listings being pulled may be contributing to the subtle inventory decline.

Tracking Properties Removed From The Market

I’ll continue tracking the number of homes removed from the market. When a property doesn’t sell, it’s usually due to pricing. Other common factors include deferred maintenance, limited marketing, or sellers unwilling to negotiate repairs. Until mortgage rates come down, sellers—even in a strong market like Orange County—will need to stay sharp on pricing.

Nationally, the housing market is showing signs of cooling. In March, U.S. home prices fell by 0.3% compared to February, marking the first monthly decline since early 2023. This downturn is attributed to increased housing supply and diminished demand, driven by high housing costs and ongoing economic uncertainty, even during the traditionally active spring season.

This week, the median closed price for single-family homes in Orange County climbed back up to $1,450,000. While prices have hovered near $1.4 million for over a year, up from $1,085,000 in November 2022, the market has plateaued, but there’s been no real pullback.

Despite job additions and income gains, many consumers remain hesitant to move without meaningful mortgage rate relief. Lawrence Yun, Chief Economist at the National Association of Realtors, emphasizes that lower mortgage rates are essential to bring home buyers back into the housing market.

Orange County Housing Inventory

This week, Orange County's housing inventory stands at 4,725 properties, a slight decrease from 4,764 last week. Nationally, single-family home inventory has risen to 803,519, up from 787,049, reflecting a broader trend of increasing listings. The number of homes under contract and pending in Orange County is 2,004, down from 2,029, while new listings in the past seven days total 683, a slight decrease from 696. Sold properties in the last week have increased to 439 from 422.

Inventory Data	This Week	Last Week
United States - Single Family Homes	803,519	787,049
Orange County - All Properties	4,725	4,764
OC Under Contract & Pending	2,004	2,029
OC New Listings Last 7 Days	683	696
OC Sold Last 7 Days	439	422

Orange County Days on Market Statistics

The average days on market for Orange County homes is now 56, up slightly from 55 last week. The median has also risen to 37, up from 35. While these numbers are still well below where they were at the start of the year, they've been slowly climbing since the beginning of spring, reflecting a market that's moving a bit more cautiously as we head into summer.

OC Days on Market	This Week	Last Week
Average Days on Market	56	55
Median Days on Market	37	35
Under $1,000,000	32	30
$1,000,000 to $2,000,000	32	32
$2,000,000 and Up	50	50

Orange County Key Housing Statistics

The median list price for single-family homes in Orange County is $1,988,500, slightly down from $1,995,000 last week. Condos and townhomes have a median list price of $875,900, up from $871,557. The median closed price for single-family residences over the past seven days is $1,450,000, an increase from $1,352,500. Condos have seen a rise to $830,000 from $799,594. The average sold price is now $36,042 (2.1%) below the list price, compared to $13,589 (0.80%) last week, indicating a growing gap between asking and selling prices.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,988,500	$1,995,000
Median List Price Condos/Townhomes	$875,900	$871,557
Median Closed Price SFR (7 Days)	$1,450,000	$1,352,500
Median Closed Price Condos (7 Days)	$830,000	$799,594
Sold Price vs List Price	Lower by $36,042 (2.1%)	Lower by $13,589 (.80%)

Orange County Real Estate Market Report May 26th, 2025 - Memorial Day Weekend

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

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

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

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Market Trends

Escrow Cancellations and New Construction Surge

In April, 14% of U.S. homes under contract fell out of escrow—the highest rate since early 2020. The highest fallout rates were seen in cities like Atlanta, Orlando, Tampa, and Riverside. In Orange County, Anaheim stood out with a 15.7% fallout rate, marking a 3.1 percentage point increase from the previous year . Many of these cancellations stemmed from buyers facing mortgage challenges, often due to not securing rate locks or full approvals before making offers.

With sellers eager to close, and listing agents feeling pressure to get the transaction completed, will sometimes move forward without fully verifying the buyer’s preapproval or loan status. Loan officers, under pressure, may proceed with incomplete applications. In today’s lending environment, where interest rates can shift quickly, it’s more important than ever to ensure every detail is in place and every part of the loan process is thoroughly verified.

Additionally, some deals collapse over repair negotiations, though this is less common now. For the most part sellers are being flexible. All year home have been selling under list price even those receiving multiple offers.

With rising inventory, Orange County is gradually shifting toward a buyer's market. For buyer agents, this presents opportunities to negotiate favorable terms, especially on properties that have fallen out of escrow.

New Construction Home Sales Are Up

Nationally, new construction sales are booming. In April, 743,000 new single-family homes were sold, a 10.9% increase from March. New homes are attractive for many obvious reasons and now builders often offer in-house financing with rate buy-downs, making new homes more accessible. Irvine leads Orange County with 67 new construction homes for sale.

Anaheim is second with 18 new construction homes for sale.

Remember, similar financing options are available for resale homes, offering buyers flexibility.

Read our recent blog about Why Orange County Real Estate Defies National Trends And Why Buying Here Is Still Worth It

Orange County Housing Inventory

This week, Orange County's total housing inventory rose slightly to 4,764 active listings, up from 4,750 last week. Nationally, single-family home inventory reached 787,049, reflecting a steady increase.

New listings in Orange County decreased to 696, down from 750 the previous week. Despite this dip, the overall trend shows a gradual rise in available homes, providing buyers with more options.

Homes under contract and pending in Orange County increased to 2,029 from 1,947, indicating sustained buyer activity.

Inventory Data	This Week	Last Week
United States - Single Family Homes	787,049	767,274
Orange County - All Properties	4,764	4,750
OC Under Contract & Pending	2,029	1,947
OC New Listings Last 7 Days	696	750
OC Sold Last 7 Days	422	434

Orange County Days on Market Statistics

The average days on market for Orange County homes increased to 55, up from 54 last week. The median days on market also rose to 35 from 34.

These slight increases suggest buyers are taking more time to make decisions, a typical behavior in a market transitioning toward balance.

OC Days on Market	This Week	Last Week
Average Days on Market	55	54
Median Days on Market	35	34
Under $1,000,000	30	26
$1,000,000 to $2,000,000	32	29
$2,000,000 and Up	50	48

Orange County Key Housing Statistics

The median list price for single-family homes in Orange County rose to $1,995,000, up from $1,975,000 last week. Conversely, condos and townhomes saw a slight decrease to $871,557 from $884,900.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,995,000	$1,975,000
Median List Price Condos/Townhomes	$871,557	$884,900
Median Closed Price SFR (7 Days)	$1,352,500	$1,370,000
Median Closed Price Condos (7 Days)	$799,594	$832,500
Sold Price vs List Price	Lower by $13,589 (.80%)	Lower by $21,489 (1.27%)

Orange County Real Estate Market Report May 19th, 2025 - The Pace of Demand Continues

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

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

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

Home Valuation Tools

A Quick Note on Foreclosures in Orange County

Lately, I’ve seen a noticeable uptick in website traffic from buyers specifically searching for foreclosures. The media headlines might be fueling this with talk of “all the foreclosures happening,” but let’s set the record straight.

In April 2025, only five homes were sold at foreclosure auction across all of Orange County. That’s an extremely low number. And those five properties? They were heavily competed over—mostly by well-funded investment companies making aggressive bids.

While it’s true that more homeowners are falling behind on payments, most of these properties aren’t going to auction. Why? Because owners are choosing to sell before it gets to that point to protect their equity. If you’re in a distressed situation, reach out. There are often better ways to preserve your equity than losing your home at auction.

And if you’re hoping to score a foreclosure deal? Good luck. The inventory is thin, and competition is fierce. You're likely better off exploring standard listings where you can negotiate and conduct inspections with less pressure.

Market Trends

Orange County continues to stand strong while the national housing market shows signs of strain. Across the U.S., single-family homes have a median list price of $460,000, with average days on market rising to 103 and more than a third of listings seeing price cuts. In Orange County, homes are selling faster and closer to asking price. The market here is simply moving at a different pace.

In the luxury segment, properties over $2 million in Orange County currently average 70 days on market. But that number doesn’t tell the whole story. Of the 1,633 active luxury listings, only 363 have been on the market for more than 90 days. A few unusual outliers—like a $10 million condo and a $2.5 million co-ownership listing—have been sitting for over a year. These rare cases inflate the average, which is why we lean on the median days on market for a clearer picture of buyer demand.

Nationally, affordability challenges continue to weigh on homebuyers, especially with mortgage rates holding near 7%. Some of that pressure is also felt locally, but Orange County remains a sought-after market with steady buyer activity. This is especially true for well-priced homes in popular neighborhoods.

Moving Toward A Balanced Market

Think of the Orange County housing market like a bathtub. The water flowing in from the faucet represents new listings (homes for sale), and the drain represents buyers scooping up homes (homes going under contract or sold).

This year, the faucet has been turned up a little more each week—more sellers are listing their homes. But the drain has stayed open at a steady pace—buyers are still buying at the same rate week after week. The water level (inventory) keeps rising, but not in a dangerous way—it’s just catching up from the drought we had before.

This steady balance means the market is healthy. We're not seeing a flood of homes piling up without buyers, but we are rebuilding inventory, which gives buyers more choices and helps keep prices stable.

Read our recent blog about Why Orange County Real Estate Defies National Trends And Why Buying Here Is Still Worth It

Orange County Housing Inventory

Orange County housing inventory ticked up again this week to 4,750 active listings, compared to 4,615 last week. It’s a steady climb as we move further into spring. New listings also edged higher, with 750 homes coming to market over the last 7 days. That's up slightly from 742 the previous week.

Pending and under-contract homes held mostly steady, dropping just a hair from 1,955 to 1,947. This balance of new inventory and consistent buyer demand points to a market that’s competitive but not overheated.

Nationally, inventory of single-family homes climbed as well, from 756,481 to 767,274—offering a little relief for buyers but still well below pre-pandemic norms.

Inventory Data	This Week	Last Week
United States - Single Family Homes	767,274	756,481
Orange County - All Properties	4,750	4,615
OC Under Contract & Pending	1,947	1,955
OC New Listings Last 7 Days	750	742
OC Sold Last 7 Days	434	417

Orange County Days on Market Statistics

The average days on market in Orange County increased slightly to 54 days, up from 52 last week. The median days on market rose by just one day, from 33 to 34. That median number is key—it filters out the outliers that can skew the average.

While the luxury segment is taking a little longer to move, many homes are still going pending quickly—especially if they’re well-priced and in move-in condition.

OC Days on Market	This Week	Last Week
Average Days on Market	54	52
Median Days on Market	34	33
Under $1,000,000	26	27
$1,000,000 to $2,000,000	29	29
$2,000,000 and Up	48	46

Orange County Key Housing Statistics

The small shifts we’re seeing in pricing and sales trends suggest a market that is firm but not frenzied. Sellers are still pricing confidently, and many are seeing strong offers, especially for homes in great condition or desirable locations. At the same time, buyers are being thoughtful and willing to walk away or negotiate if something doesn’t feel right.

The slight gap between list price and sale price is a normal sign of a healthy market—where both sides have room to make informed decisions. We’re not seeing the runaway bidding wars of the past, but we’re also not seeing deep discounts or signs of distress. This kind of environment gives both buyers and sellers a real chance to succeed.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,975,000	$1,972,500
Median List Price Condos/Townhomes	$884,900	$888,000
Median Closed Price SFR (7 Days)	$1,370,000	$1,360,000
Median Closed Price Condos (7 Days)	$832,500	$760,000
Sold Price vs List Price	Lower by $21,489 (1.27%)	Lower by $13,395 (0.85%)

Orange County Real Estate Market Report May 12th, 2025 - Luxury Options Are Plentiful

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

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

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

Home Valuation Tools

A Quick Note on Foreclosures in Orange County

Market Trends

More sellers are entering the market, both in Orange County and across the nation. This uptick in listings is providing buyers with increased options. Notably, mortgage applications rose by 11% in the first week of May, indicating a resurgence in buyer interest following a slower end to April, which was influenced by spring break activities .

In Orange County, immediate sales - homes that go under contract within the first week - are on the rise. Over the past seven days, 329 properties achieved this status, accounting for 17% of all pending transactions. This trend underscores the high demand for well-priced, move-in-ready homes.

Looking ahead, we anticipate continued growth in inventory during the summer months. While sellers may outnumber buyers, the balance is not expected to tip enough to cause a decline in home values.

In significant local development news, the Irvine Company has filed plans to transform the Oak Creek Golf Course into a new residential village comprising 3,100 homes. This project, known as the Irvine Spectrum District Village, includes 1,500 single-family homes and 1,600 apartment units, along with amenities like parks and a new school.

Get more information about Irvine Spectrum District Village at this link.

Read our recent blog about Why Orange County Real Estate Defies National Trends And Why Buying Here Is Still Worth It

Orange County Housing Inventory

Nationally, the inventory of single-family homes has increased to 756,481, up from 744,400 last week. In Orange County, the total number of available properties rose slightly to 4,615 from 4,561. Still only 684 properties have been listed for over 90 days. I assume this number will rise in the summer. See all the properties that have been listed over 90 days at this link.

Inventory Data	This Week	Last Week
United States - Single Family Homes	756,481	744,400
Orange County - All Properties	4,615	4,561
OC Under Contract & Pending	1,955	1,913
OC New Listings Last 7 Days	742	872
OC Sold Last 7 Days	417	444

Orange County Days on Market Statistics

The average days on market in Orange County edged up to 52 from 51, while the median increased to 33 from 32. These figures reflect a market where competitively priced homes continue to attract swift buyer interest.

OC Days on Market	This Week	Last Week
Average Days on Market	52	51
Median Days on Market	33	32
Under $1,000,000	27	25
$1,000,000 to $2,000,000	29	27
$2,000,000 and Up	46	44

Orange County Key Housing Statistics

This week, we’re seeing the biggest changes in pricing. The closed price for single-family homes dropped for the second week in a row. The median list price for single-family homes also fell slightly. These trends suggest sellers may be adjusting their expectations in response to growing inventory.

The median list price for single-family homes dropped to $1,972,500, down from $1,990,000. We focus on the median rather than the average because the market is heavily skewed—178 homes are currently listed over $10 million, which pulls the average list price up to $3,573,816, a number that doesn’t reflect the experience of most buyers and sellers.

Still, it’s worth noting that 50% of single-family homes on the market are priced above $2,000,000, showing the continued strength of the luxury segment.

Condos and townhomes, by contrast, held steady. The median list price remained at $888,000, and the closed price this week was $760,000, a modest shift from last week’s $795,000 but not part of a continuing downward trend.

The gap between asking and selling prices did widen a little. On average, homes sold for $13,395 less than the asking price, compared to $12,529 last week.

Key Stats - Orange County	This Week	Last Week
Median List Price Single Family	$1,972,500	$1,990,000
Median List Price Condos/Townhomes	$888,000	$888,000
Median Closed Price SFR (7 Days)	$1,360,000	$1,363,175
Median Closed Price Condos (7 Days)	$760,000	$795,000
Sold Price vs List Price	Lower by $13,395 (0.85%)	Lower by $12,529 (0.81%)

Orange County Real Estate Market Report May 5th, 2025 - Cinco De Mayo

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

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

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

Home Valuation Tools

Market Trends

Inventory is growing each week, but homes going under contract and closing remain steady. That’s why, by the numbers, we’re still in a seller’s market. Last week, we explained why that is—limited supply, steady demand, and relatively fast-moving homes. Still, many buyers and sellers are wondering: when will this shift?

Only 14% of homes currently for sale have been on the market for more than 90 days.

That’s a small number, and it shows that most homes are still selling. But that doesn’t mean sellers can afford to be careless. As more homes hit the market, especially during the busy summer months, competition will increase. Many of these new listings may come from people moving out of state, and that could push inventory even higher because they aren't buying a replacement property in the County.

If you’re a seller, price it right and present it well—buyers will come. One of the smartest steps you can take is to complete a pre-listing inspection. Think of it like selling a certified pre-owned car with a "156 point inspection". About 32% of home purchase contracts fall apart, and most of the time it's because of inspection issues. When sellers do a pre-listing inspection, that number drops to just 7%. That’s a big difference.

Knowing what’s wrong with your home ahead of time means you can price it accordingly and avoid costly surprises during escrow. At Orange County Real Estate, Inc., we work with both buyers and sellers. We understand how important peace of mind is. When we help our sellers, we like to bake repair costs into the list price. That way, we don’t end up with a buyer threatening to cancel if they don’t get what they want. As the market shifts and buyers gain more power, doing the work upfront makes for a smoother sale—and usually a higher sale price.

For buyers, this is still a market full of opportunity. Even with higher interest rates, owning a home offers long-term value. It gives your family stability, security, and the chance to build wealth. There’s no reason to panic in today’s market—just a reason to prepare.

Read our recent blog about Why Orange County Real Estate Defies National Trends And Why Buying Here Is Still Worth It

Orange County Housing Inventory

This week, Orange County's housing inventory rose to 3,985 homes, up from 3,842 last week. While this increase provides more options for buyers, inventory levels are still below pre-pandemic averages. Compared to the same time last year, inventory has grown, but the market remains tight.

Nationally, housing inventory has also seen an uptick. The total housing inventory at the end of March was 1.33 million units, up 8.1% from February 2025, and up 19.8% from March 2024. This trend suggests a gradual shift towards a more balanced market, though challenges remain.

For Single Family Homes in the US, inventory rose by 2% this week to 744,400.

Inventory	This Week	Last Week
US Single Family Homes	744,400	729,310
OC - All Properties	4,561	4,370
OC - Under Contract and Pending	1,913	1,935
OC - New Listings (7 Days)	872	830
OC - Sold (7 Days)	444	429

Orange County Days on Market Statistics

Homes in Orange County are selling at a brisk pace. In April 2025, 73% of homes sold within 30 days, 20% sold between 30 to 90 days, and only 7% remained on the market for over 90 days. This indicates strong demand and the importance of timely action for both buyers and sellers.

We only have 14% or 643 properties that have been on the market longer than 90 days! See all the properties that have been listed over 90 days at this link.

OC Days on Market	This Week	Last Week
Average Days on Market	51	52
Median Days on Market	32	32
Under $1,000,000	25	26
$1,000,000 to $2,000,000	27	28
$2,000,000 and Up	44	44

Orange County Key Housing Statistics

Home prices in Orange County continue to climb, showing strong year-over-year growth. The typical sale price has increased, reflecting ongoing demand and limited supply. While price per square foot is also up, the pace of growth has slowed a bit compared to previous years, suggesting the market is starting to normalize.

Homes are taking slightly longer to sell than they did at this time last year, but the difference is small—buyers are still moving quickly when a home is priced and presented well. The number of closed sales is holding steady, showing that qualified buyers are still active despite higher interest rates.

All of this supports the idea that we’re in a healthy but slowly balancing market, where sellers still have the upper hand, but buyers are gaining ground.

Key Stats - Orange County	This Week	Last Week
Median List Price for Houses	$1,990,000	$1,995,000
Median List Price for Condos/Townhomes	$888,000	$889,000
Closed Price for Houses (7 Days)	$1,363,175	$1,430,000
Closed Price for Condos (7 Days)	$795,000	$787,000
Sold Price vs Asking Price	Lower by $12,529	Lower by $28,994

Orange County Real Estate Market Report April 28, 2025 - Buyer's Market or Seller's Market

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

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

Home Valuation Tools

Market Trends

Homebuyers are showing strong price sensitivity across the country, and Orange County is no different. Buyers move quickly on homes that are priced right, but take their time on overpriced listings. Despite national trends showing slower home sales, Orange County is seeing steady activity. Total sold properties remain strong week over week.

Nationally, home prices rose sharply by 35% from 2019 to 2022, but over the past three years, prices have leveled off. Here in Orange County, home prices are just a touch higher than they were last year, showing stability rather than volatility. This is a healthy sign for both buyers and sellers.

When home prices rise sharply (like they did from 2019–2022, up 35%), it creates problems:

Buyers get priced out and can't afford homes.
Sellers might struggle too, because only a small group of buyers can pay those high prices.

When prices stay relatively stable (like they have for the past three years in Orange County, with only a small increase over last year):

Buyers feel more confident. They aren't worried that prices are running away from them. They have time to make smart decisions.
Sellers still benefit because prices remain high compared to a few years ago — but not so high that it scares off buyers.
The market stays active because buyers and sellers are both willing to move forward.
Fewer price drops and bidding wars happen, which keeps deals smoother and less stressful.

A stable market means buyers can plan and afford without feeling rushed, and sellers can still sell at strong prices without needing to make desperate price cuts.

That balance is why we call it a "healthy" market for both sides.

Orange County Housing Inventory

Inventory in Orange County rose this week to 4,370 properties, up from 4,136 last week. This is a 5.7% increase, showing more homes hitting the market as we head into spring. New listings rose sharply too, with 830 new homes listed compared to just 644 last week. The number of homes under contract and pending dipped slightly to 1,935 from 1,957. Nationwide, housing inventory also rose, with 729,310 single-family homes listed across the U.S., up from 719,059. While inventory remains lower than historical norms, the year-over-year increase is welcome news for buyers looking for more options.

Inventory Data	Today	Last Week
United States Single Family Homes	729,310	719,059
Orange County - All Properties	4,370	4,136
OC Under Contract & Pending	1,935	1,957
OC New Listings Last 7 Days	830	644
OC Sold Last 7 Days	429	429

Orange County Days on Market Statistics

Homes in Orange County are selling faster than in much of the country. While the national real estate market has shifted into a more balanced pace, Orange County still moves quickly. The average days on market here is holding steady at around 52 days, while many areas across the United States are seeing much longer times to sell.

Even though prices have remained stable over the past year, the speed at which homes are selling suggests that demand is still strong. If this trend continues through the summer, we could see home prices start to rise beyond current predictions. What looks like a balanced market by the numbers is, in practice, still leaning toward a seller's market.

We only have 14% or 621 properties that have been on the market longer than 90 days! See all the properties that have been listed over 90 days at this link.

OC Days on Market	Today	Last Week
Average Days on Market	52	53
Median Days on Market	32	32
Under $1,000,000	26	28
$1,000,000 - $2,000,000	28	27
Over $2,000,000	44	44

Orange County Key Housing Statistics

The median list price for single-family homes in Orange County is now $1,995,000, just slightly down from $1,998,000 last week. Condo and townhome prices remained steady at $889,000. The median closed price for single-family homes over the past week was $1,430,000, a slight dip from $1,450,000 the week before. Condos and townhomes closed at a median price of $787,000, down from $827,500. Sold homes are closing about 1.7% below their asking prices, widening from last week's 0.88% gap. Sellers need to be mindful of pricing properly to attract strong offers.

Key Stats - Orange County	Today	Last Week
Median List Price SFR	$1,995,000	$1,998,000
Median List Price Condo/Townhomes	$889,000	$889,000
Median Closed Price SFR (7 Days)	$1,430,000	$1,450,000
Median Closed Price Condo/Townhomes (7 Days)	$787,000	$827,500
Sold Price vs List Price	1.7% Under – $28,994	0.88% Under – $13,669

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 April 21, 2025 - Median List Price Up From First Of Year

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

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

Home Valuation Tools

Market Trends

The Orange County housing market remains stable, with inventory rising in 14 of the first 16 weeks this year. This consistent growth provides more options for buyers and indicates a healthy market pace.

However, external factors like the ongoing trade war could influence housing prices. Tariffs on building materials such as lumber, steel, and aluminum may increase construction costs, potentially adding to the price of new homes. Additionally, if these economic tensions affect homeowners' retirement accounts, some may delay selling, leading to reduced inventory.

Despite these challenges, demand in Orange County remains strong. We're on pace to see more properties sold this year than last, thanks to increased inventory.

Orange County Housing Inventory

As of April 21, 2025, Orange County has 4,136 active listings, a slight increase from 4,121 last week. Nationally, single-family home inventory stands at 719,059, up from 702,434. While new listings in Orange County decreased to 644 from 769, the overall trend shows a gradual increase in available homes. This rise in inventory offers buyers more choices, but well-priced homes in desirable areas continue to move quickly.

To gain insights into your local real estate market, we offer detailed, city-specific market reports. These reports provide information on recently sold homes, average days on market, median sale prices, and inventory levels.

You can access these reports here: Orange County Real Estate Market Reports by City

If you'd like a more focused report for your specific neighborhood or a smaller area, please let me know, and I can tailor the data to meet your needs.

Inventory Data	Today	Last Week
United States Single Family Homes	719,059	702,434
Orange County - All Properties	4,136	4,121
OC Under Contract & Pending	1,957	1,963
OC New Listings Last 7 Days	644	769
OC Sold Last 7 Days	429	427

Orange County Days on Market Statistics

The average days on market in Orange County is now 53, up from 52 last week. The median DOM has increased to 32 from 31. Homes priced under $1,000,000 are selling in about 28 days, while those between $1,000,000 and $2,000,000 are selling close to 27 days. Properties over $2,000,000 are taking longer to sell. These figures suggest that while the market remains active, higher-priced homes may require more time to find the right buyer.

OC Days On Market	Today	Last Week
Average Days On Market	53	52
Median Days On Market	32	31
Under $1,000,000	28	26
$1,000,000 - $2,000,000	27	25
Over $2,000,000	44	42

Orange County Key Housing Statistics

The OC median list price for single-family homes continues to hover around $2,000,000, showing stability in higher-end housing. We use the median rather than the average because of the wide price range in Orange County. Right now, there’s a property listed for $150,000,000 and another for $70,000,000. At the same time, several homes in 55+ communities are listed for under $100,000. With numbers like these, using the median gives a much clearer picture of what most buyers and sellers can expect.

Currently, 1,505 homes are listed between $1,000,000 and $2,000,000—a key price segment that continues to see strong activity. In the past seven days, the median closed price for single-family homes rose to $1,450,000, while condos and townhomes closed at a median of $827,500. Homes are also selling slightly closer to asking price this week, with sale prices averaging just 0.88% under list, improving from 1.4% under last week.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,998,000	$1,999,000
OC Median List Price Condo/Townhomes	$889,000	$879,000
Median Closed Price SFR Last 7 Days	$1,450,000	$1,411,675
Median Close Price Condo/Townhomes Last 7 Days	$827,500	$820,000
Sold Price VS List Price	.88% Under - $13,669	1.4% Under - $23,635

Orange County Real Estate Market Report April 14, 2025 - Orange County Home Buyers Are Staying Busy

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

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

Home Valuation Tools

Market Trends

Inventory continues to grow. Across the United States, we continue to build from the historic low of 240,497 single-family homes for sale in early 2022. Today, we’re seeing over 700,000 homes nationwide — a huge improvement that gives buyers more choices.

Right here in Orange County, inventory has more than doubled since the record low of December 2021, when we saw just 1,685 total properties for sale. This growth is a healthy sign. However, we’re still not back to our normal levels.

What does this mean for buyers and sellers? The need for housing remains strong, and even as supply grows, demand is keeping pace. This balance helps to support home values.

Also, as we move deeper into the spring market, we’re seeing mortgage applications rise. Despite big swings in the stock market last week and fluctuating mortgage rates, buyers are staying active. More mortgage applications are a good signal for future home sales. At Orange County Real Estate, Inc., we expect Orange County to continue to show strong demand, helping to keep our housing market stable and competitive.

For comparison, markets like Austin, Texas, are telling a different story. Last month, Austin saw a median days on market of 89 days, with a median sales price of $512,000 — down from their high of $659,000 in 2022. Meanwhile, in Orange County, homes continue to move much faster, and prices remain far more stable. The Orange County market remains one of the most dynamic in the country, driven by steady demand and a limited amount of new construction.

At Orange County Real Estate, Inc., we expect Orange County to continue to show strong demand, helping to keep our housing market stable and competitive.

Orange County Housing Inventory

Inventory across Orange County rose again this week, reaching 4,121 total homes for sale. That’s up from 3,985 last week, continuing the steady climb we’ve been watching this spring. Locally, we also saw a slight bump in new listings, with 769 new homes hitting the market over the past seven days.

Pending sales also held steady, ticking up slightly to 1,963 homes under contract, showing buyers remain motivated. One sign to watch: homes sold in the last seven days fell a bit, from 478 to 427. This is normal for early April and does not raise concerns yet. At Orange County Real Estate, Inc., we are tracking these shifts closely to help our clients act at the right time, whether buying or selling.

Inventory Data	Today	Last Week
United States Single Family Homes	702,434	691,005
Orange County - All Properties	4,121	3,985
OC Under Contract & Pending	1,963	1,958
OC New Listings Last 7 Days	769	763
OC Sold Last 7 Days	427	478

Orange County Days on Market Statistics

The pace of the market remained steady this week. The average days on market in Orange County held firm at 52 days, while the median stayed at 31 days. For homes priced under $1,000,000, we saw a slight improvement, dropping to 26 days on market from 28 last week. In the $1,000,000 to $2,000,000 range, it held tight at 25 days, while luxury homes over $2,000,000 ticked up slightly to 42 days from 41.

Compared to this time last year, homes are moving a bit more slowly, but not alarmingly so. In early 2024, many homes were lasting about 30-40 days before selling, while in the busy markets of 2021, properties often sold in under two weeks. Today’s numbers show a healthy, more balanced market. As more listings come online and buyer demand stays steady, we expect this balanced pace to continue. Orange County Real Estate, Inc. watches these trends daily to guide our clients through smart, well-timed moves.

With rising inventory, we are seeing healthy turnover, which shows in the low days on market. Only 569 properties in Orange County have been listed for over 90 days — just 13.8% of total active listings. This points to strong, steady demand. Here are the properties that have been listed over 90 days.

OC Days On Market	Today	Last Week
Average Days On Market	52	52
Median Days On Market	31	31
Under $1,000,000	26	28
$1,000,000 - $2,000,000	25	24
Over $2,000,000	42	41

Orange County Key Housing Statistics

Prices in Orange County remain strong. The median list price for single-family homes climbed to $1,999,000, a slight increase from last week’s $1,988,900. Condo and townhome listings came in at a median of $879,000, just a touch lower than last week’s $882,450. Meanwhile, the median closed price for single-family homes over the past seven days was $1,411,675, dipping slightly from $1,425,000. Condo and townhome closings followed a similar trend, settling at $820,000 compared to $825,000 the week before.

One positive sign: sellers are achieving better results. The average sale price came in just 1.4% below list price, an improvement from 2.1% under last week. That’s a difference of roughly $12,000 in favor of sellers. Even with mortgage rates bouncing and stock market swings, buyers are staying engaged and competition remains. Orange County Real Estate, Inc. continues to help clients price and negotiate smartly in this dynamic market.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,999,000	$1,988,900
OC Median List Price Condo/Townhomes	$879,000	$882,450
Median Closed Price SFR Last 7 Days	$1,411,675	$1,425,000
Median Close Price Condo/Townhomes Last 7 Days	$820,000	$825,000
Sold Price VS List Price	1.4% Under - $23,635	2.1% Under - $35,912

Orange County Real Estate Market Report April 7, 2025 - Economy vs Housing

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

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

Home Valuation Tools

Market Trends

A lot of people are asking: will the economy slow down the housing market?

Looking at the numbers in Orange County, the answer right now seems to be no. Homeowners are in the best financial shape we’ve ever seen. Most people locked in ultra-low interest rates during the last few years. They also have a lot of equity, more than any time in history. Even if prices dip, most homeowners won’t feel the pressure to sell. In fact, selling would cost them more in rent than they pay on their mortgage.

Because of this, the market is being driven by life events. People are only moving when they really need to - marriage, divorce, a new child, or a job change. We’re not seeing panic selling or a wave of distressed properties.

Nationally, price reductions on listings have become more common, especially in areas like Florida and Texas, where a large number of new homes and slower buyer demand have led to more adjustments. In Orange County, we’re still seeing healthy pricing and quick sales on well-presented homes. While the economy is changing, real estate here is still solid—especially with limited supply and strong demand for housing near the coast.

Orange County Housing Inventory

Orange County’s housing inventory rose slightly this week to 3,985 homes, up from 3,842 last week. This small increase is a welcome sign for buyers looking for more choices and a bit less competition. However, inventory overall remains low, demand is steady, and mortgage rates remain high—keeping the market tight.

The number of new listings over the past 7 days dipped just a bit, from 774 to 763. Homes under contract also saw a slight decline, from 2,010 to 1,958. These small shifts show that the market remains balanced, with both buyers and sellers active but careful in their decisions.

Low inventory continues to support home values, especially in Orange County’s most desirable areas. Sellers who price their homes correctly are attracting serious buyers, while homes that overshoot the market may sit longer or eventually require price adjustments.

Inventory Data	Today	Last Week
United States Single Family Homes	691,005	676,361
Orange County - All Properties	3,985	3,842
OC Under Contract & Pending	1,958	2,010
OC New Listings Last 7 Days	763	774
OC Sold Last 7 Days	478	486

Orange County Days on Market Statistics

The average days on market in Orange County holds steady at 52 days. While this is longer than the frenzy of 2021, it’s still a fast-moving market by historical standards. It’s important to remember this number includes the 168 homes priced over $10,000,000, which, interestingly, have a median of just 70 days on market—a strong showing for ultra-luxury properties.

Homes priced under $1,000,000 are selling quickly, averaging around 28 days, and properties between $1,000,000 and $2,000,000 are moving even faster at just 24 days on average.

Luxury homes over $2,000,000 remain a bit slower, which is normal for this segment of the market. Overall, this consistency points to a healthy, active buyer pool. Buyers are still making moves, but with a bit more care and thought than in the fast-paced market of the past few years. Homes that show well and are priced accurately continue to attract strong interest and move quickly.

OC Days On Market	Today	Last Week
Average Days On Market	52	52
Median Days On Market	31	30
Under $1,000,000	28	27
$1,000,000 - $2,000,000	24	23
Over $2,000,000	41	41

Orange County Key Housing Statistics

The median list price for single-family homes in Orange County dropped slightly to $1,988,900, down from $1,998,888 last week. Condos and townhomes nudged up to $882,450.

The median closed price for single-family homes fell to $1,425,000, down from $1,465,000—a normal fluctuation in a spring market with varied activity. Condo prices, however, increased to $825,000, reflecting strong buyer interest in more affordable properties.

One of the biggest changes this week is in the sold price vs. list price numbers. Buyers are paying 2.1% below list price, compared to just 0.77% last week. That’s a noticeable shift and likely reflects buyers negotiating more confidently as more listings hit the market. Still, this level of price movement is nothing like 2008 or other downturns. It’s a normal part of a more balanced market.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,988,900	$1,998,888
OC Median List Price Condo/Townhomes	$882,450	$879,000
Median Closed Price SFR Last 7 Days	$1,425,000	$1,465,000
Median Close Price Condo/Townhomes Last 7 Days	$825,000	$785,855
Sold Price VS List Price	2.1% Under - $35,912	.77% Under - $12,196

Orange County Real Estate Market Report March 31, 2025 - Home Prices Dropping - Not In Orange County

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

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

Home Valuation Tools

Market Trends

Donald Trump's plan to lower home prices might be working but will it cause more problems than it solves? His approach includes boosting domestic timber production to cut construction costs and reducing regulations to speed up home building. The idea is that more homes will lead to lower prices, but will builders take the risk? Many argue that lower prices could slow down development, leaving fewer options for buyers in the long run.

In the U.S., inventory is rising faster than demand. Right now, 35% of all homes listed for sale have price reductions, the highest percentage ever for this time of year. Orange County, however, is different. Here, only 26% of homes have price reductions. That’s a strong sign of demand.

Another key stat: Only 541 homes in Orange County have been listed for over 90 days, that’s just 14% of the total inventory. This number tells us more about demand than any other stat. Homes are selling. Buyers are active. Despite what’s happening in the rest of the country, Orange County remains a strong seller’s market.

Orange County properties listed over 90 days.

With all of this, you’d think there would be a big jump in the number of homes sold compared to last year. But surprisingly, the numbers are nearly the same. In Q1 of 2025, 4,419 homes sold compared to 4,389 in Q1 of 2024. A small increase, but nothing dramatic.

Ocean View Homes For Sale

Orange County Housing Inventory

As of March 31, 2025, the United States has 676,361 single-family homes on the market, up from 668,509 last week. Orange County's inventory also experienced a slight increase, with 3,842 properties available compared to 3,731 last week.

New listings in Orange County over the past seven days numbered 774, a marginal rise from 772 the previous week. These figures suggest a gradual growth in inventory, providing more options for buyers while maintaining a competitive environment for sellers.

Inventory Data	Today	Last Week
United States Single Family Homes	676,361	668,509
Orange County - All Properties	3,842	3,731
OC Under Contract & Pending	2,010	2,008
OC New Listings Last 7 Days	774	772
OC Sold Last 7 Days	486	436

Orange County Days on Market Statistics

The average days on market in Orange County remains steady at 52 days, with the median holding at 30 days. Breaking it down by price range:

These stable figures indicate a balanced market where well-priced homes continue to attract timely offers.

OC Days On Market	Today	Last Week
Average Days On Market	52	52
Median Days On Market	30	29
Under $1,000,000	27	25
$1,000,000 - $2,000,000	23	23
Over $2,000,000	41	39

Orange County Key Housing Statistics

The median list price for single-family residences in Orange County stands at $1,998,888, a slight increase from $1,998,500 last week. Condo and townhome median list prices have risen to $879,000 from $875,680. The median closed price for SFRs over the past seven days is $1,465,000, up from $1,439,500, while condos and townhomes saw a decrease to $785,855 from $871,500. The sold price versus list price ratio has improved, with homes selling at 0.77% under asking ($12,196 below) compared to 1.16% under asking ($20,910 below) last week.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,998,888	$1,998,500
OC Median List Price Condo/Townhomes	$879,000	$875,680
Median Closed Price SFR Last 7 Days	$1,465,000	$1,439,500
Median Close Price Condo/Townhomes Last 7 Days	$785,855	$871,500
Sold Price VS List Price	.77% Under - $12,196	1.16% Under - $20,910

Orange County Real Estate Market Report March 24, 2025 - More Homes, More Choices, More Competition

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

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

Home Valuation Tools

Market Trends

The Orange County real estate market is shifting as inventory levels continue to rise, creating more competition for both buyers and sellers. Over the winter, homes took longer to sell, and we even saw a few expired listings, a rare event in this market. However, as we move into spring, buyer demand is picking up, and well-priced homes are still selling quickly.

For sellers, this means more competition. With increased inventory, buyers will have more choices, making strategic pricing and strong marketing essential. However, buyer competition remains, meaning that desirable homes will continue to attract interest. For buyers, the larger selection of homes is a welcome change, but with multiple offers still common, acting fast and being prepared is key.

How Can There Be Competition for Both Buyers and Sellers?

At first glance, rising inventory suggests less competition for buyers, while strong demand makes it feel like a seller’s market—so how can both buyers and sellers be facing competition?

For Sellers: Inventory is rising, but it’s still far below pre-pandemic levels. This means that well-priced homes in desirable locations still attract strong interest. However, with more listings on the market, sellers have to price competitively and present their homes well to stand out. Unlike in 2021-2022, when buyers had no choice but to bid aggressively over asking, today’s buyers have options - so overpriced or poorly marketed homes may sit longer.

For Buyers: Even though more homes are available, demand hasn’t disappeared - it has just shifted. Buyers are more cautious due to higher mortgage rates, but they still want to buy, especially those who are tired of waiting for rates to drop. When a well-priced, move-in-ready home hits the market, buyers are still competing for it. We’re still seeing multiple offers on the best properties, just not at the same intensity as when rates were 3-4%.

A Shift in Buyer Psychology: Buyers who stretched their budgets in 2021-2022 when rates were low and competition was fierce, actually made the right decision in hindsight. Home values have continued to rise, validating those aggressive purchases. Now, today’s buyers are hesitant to overpay due to higher mortgage costs, but waiting too long could cost them more in the long run if values continue to increase.

It’s still a seller’s market, but sellers must be strategic to stand out.

Buyers aren’t bidding as aggressively, but competition remains strong for desirable homes.

Mortgage rates are the biggest hurdle—but buyers who secure a home now can refinance later when rates drop.

Homeowners over 70

More homeowners over 70 are looking to downsize, and in Orange County, that often means single-level homes or moving into a 55+ community. Many are looking for low-maintenance living, smaller homes, and accessible floor plans while staying close to family and amenities. The good news is that there are great options, from single-story homes in residential neighborhoods to well-appointed active adult communities designed for easy living. The other good news is that families are lined up to purchase your larger property and we are prepared to make your transition easy!

If you're considering downsizing, check out these resources:

Single-Level Homes for Sale

Adult 55+ Communities in Orange County

Blog: Downsizing Your Home & Upsizing Your Life

Orange County Housing Inventory

Inventory increase for another week to 3,731 residential properties for sale in Orange County, while nationwide inventory increased to 668,509 single-family homes, up from 656,720 last week.

While sellers may feel like the market is becoming more competitive, well-priced homes in desirable areas are still moving quickly. Buyers have more options, but with demand staying strong, the market still favors sellers.

Inventory Data	Today	Last Week
United States Single Family Homes	668,509	656,720
Orange County - All Properties	3,731	3,619
OC Under Contract & Pending	2,008	2,008
OC New Listings Last 7 Days	702	702
OC Sold Last 7 Days	410	410

Orange County Days on Market Statistics

Homes are selling slightly faster compared to last week, a sign that spring activity is picking up. The average days on market dropped to 52 days from 53, and the median days on market fell to 29 days from 30.

Lower price points continue to move the fastest. Homes under $1,000,000 now sell in 25 days, down from 26. Homes between $1,000,000 and $2,000,000 saw a notable decrease to 23 days, compared to 25 days last week.

Luxury homes over $2,000,000 are still taking longer to sell, but the average dropped to 39 days, down from 40 last week.

While winter saw a few homes expire after their contract periods, this remains uncommon in Orange County. The current market is not slowing down, and as we move into the busy season, expect demand to keep driving steady home sales.

OC Days On Market	Today	Last Week
Average Days On Market	52	53
Median Days On Market	29	30
Under $1,000,000	25	26
$1,000,000 - $2,000,000	23	25
Over $2,000,000	39	40

Orange County Key Housing Statistics

This week’s market data shows continued price strength. The median list price for single-family homes adjusted slightly to $1,998,500, while condos and townhomes saw a more significant shift to $875,680, down from $889,400.

On the sales side, the median closed price for single-family homes rose to $1,439,500, up from $1,387,500 last week. Condo and townhome sales also saw a sharp increase, with the median closing price jumping to $871,500, compared to $755,000 last week.

One shift worth noting is the Sold Price vs. List Price ratio. Last week, homes were selling at 0.93% under asking, but this week that gap widened slightly to 1.16% under asking, with an average price reduction of $20,910. While this signals that some sellers are negotiating more, home values remain strong, and well-priced properties continue to attract competitive offers.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,998,500	$2,000,000
OC Median List Price Condo/Townhomes	$875,680	$889,400
Median Closed Price SFR Last 7 Days	$1,439,500	$1,387,500
Median Close Price Condo/Townhomes Last 7 Days	$871,500	$755,000
Sold Price VS List Price	1.16% Under - $20,910	.93% Under - $14,089

Orange County Real Estate Market Report March 17, 2025 - Green Data

Welcome to the most recent Orange County Real Estate Market Report by Orange County Real Estate, Inc. Our commitment is to furnish you with essential statistical insights directly sourced from the MLS, enabling you to make well-informed decisions in the dynamic real estate landscape of Orange County, California. Whether you're a prospective buyer, seller, or contemplating a relocation within or beyond the state, we're dedicated to providing you with the vital information you need.

Home Valuation Tools

Market Trends

Will fears of an economic downturn affect the real estate market? As inventory continues to rise weekly, it's reasonable to believe that some homeowners may be considering selling to downsize or cash out to avoid a real estate crash. It's also fair to wonder whether this increase in inventory could lead to a downturn.

However, context is key. The Orange County real estate market operates comfortably with over 6,000 residential properties for sale. Right now, we have 3,619. While inventory is rising, we’re still well below levels that would signal an oversupply or market crash.

Nationally, some markets have had value adjustments, particularly in Tampa Bay, Florida and Austin, Texas, where increased inventory, price corrections and longer selling times have been noted. However, Orange County remains strong, with low days on market and rising home values.

The News

Some media outlets have highlighted short sales tripling in Sacramento County from February 2024 to February 2025, but the numbers tell a different story, the increase was from just 2 to 6 total short sales. While technically accurate, framing this as a major market shift is misleading. The reality is that most markets, including Orange County, remain stable and competitive.

Why Homeowners are Staying Put Longer (from last week)

Homeowners today value their properties more than ever, with homes serving as workplaces, gyms, and personal retreats. This shift has led to longer homeownership tenure, now averaging 11.9 years nationally—nearly double that of the early 2000s.

In Orange County, home values surged 167% from 2000 to 2018, making it more costly to sell and move. Many homeowners, especially baby boomers, are choosing to age in place rather than relocate, slowing turnover rates significantly.

For more on downsizing and maximizing your quality of life, check out this blog: blog about downsizing your home and upsizing your quality of life.

Orange County Housing Inventory

Housing inventory grew this week, with 3,619 homes for sale, up from 3,548 last week. This increase suggests that more sellers are entering the market, possibly in response to high home values or economic uncertainty. However, demand remains strong, keeping Orange County a competitive market.

Nationally, the inventory of single-family homes also increased to 656,720 from 642,482 last week.

Inventory Data	Today	Last Week
United States Single Family Homes	656,720	642,482
Orange County - All Properties	3,619	3,548
OC Under Contract & Pending	2,008	1,964
OC New Listings Last 7 Days	702	765
OC Sold Last 7 Days	410	391

Orange County Days on Market Statistics

Compared to last year, there hasn’t been much change in how long homes take to sell. In March 2024, the average days on market was 54 days, with a median of 26 days. Homes under $1,000,000 sold in about 20 days, while those priced between $1,000,000 and $2,000,000 averaged 17 days. Luxury homes over $2,000,000 took around 44 days to sell.

This year, those numbers look almost the same, reinforcing that buyer demand remains strong. The biggest difference in the market isn’t how fast homes are selling, it’s that inventory has increased. More homes on the market usually mean more choices for buyers, but demand has kept pace, making the market feel just as competitive as last year. Well-priced homes are still moving quickly, and sellers who price strategically continue to see strong interest.

OC Days On Market	Today	Last Week
Average Days On Market	53	53
Median Days On Market	30	28
Under $1,000,000	26	26
$1,000,000 - $2,000,000	25	21
Over $2,000,000	40	40

Orange County Key Housing Statistics

Last March, the median list price for single-family homes was $1,995,000, and the median closing price climbed to $1,470,000. These numbers showed strong seller confidence and competitive buyer activity.

Fast forward to today, while list prices are still rising, final sales prices are slightly more negotiable. Despite more inventory, the market feels similar to last year because of steady buyer demand. This combination keeps Orange County real estate stable and competitive, with homes still holding strong long-term value.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$2,000,000	$1,980,000
OC Median List Price Condo/Townhomes	$889,400	$880,000
Median Closed Price SFR Last 7 Days	$1,387,500	$1,450,000
Median Close Price Condo/Townhomes Last 7 Days	$755,000	$889,000
Sold Price VS List Price	.93% Under - $14,089	.93% Under - $15,783

Orange County Spring Housing Outlook

This spring is shaping up to be a hot seller’s market. While mortgage rates remain higher than buyers would like, there are solid loan options available, including below-market rates from some lenders and sellers offering credits to buy down interest rates. This means buyers who have been waiting for the right opportunity may jump in before rates drop further and competition heats up. With strong demand and increased inventory, expect an active market through the summer.

For Sellers

For Buyers

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report March 10, 2025 - Homeowners Are Slow To Move

Home Valuation Tools

Market Trends

Nationally, the housing market shows signs of slowing as spring begins. We are on pace for fewer home sales than 2024. Buyers remain cautious, waiting for favorable deals before making offers.

In Orange County, however, the market remains robust. List and closing prices remain steady, and homes are selling faster, clear signs of Orange County's enduring market strength. This resilience highlights the region's appeal and strong demand. This ongoing demand highlights the region's strong appeal, making it one of the most competitive markets in the country. Even as inventory gradually increases, it’s still not reaching the levels needed for a truly balanced market.

Open houses over the weekend have remained busy, further proving that buyers are actively looking.

A key indicator of this strength is the number of long-standing listings. Of the 3,548 active properties, only 600 have been on the market for over 90 days, a strikingly low figure. This suggests that well-priced homes are moving quickly, reinforcing that demand is outpacing supply. If you're searching for a potential deal, take a look at the homes listed for over 90 days at this link. Some of these properties may present strong negotiation opportunities.

Why Homeowners are Staying Put Longer

Recent studies indicate that homeowners value their properties more than ever. Homes have become central to daily life, serving as workplaces, gyms, and even personal gardens. The security and enhanced quality of life that come with owning a home are significant factors driving this sentiment.

This shift in priorities has contributed to a dramatic increase in homeownership tenure. Nationally, the average homeowner now stays in their home for 11.9 years, nearly doubling from 6.5 years in the early 2000's. In California, where home values have surged, tenure rates are even longer.

In Orange County, home values surged 167% from 2000 to 2018, giving homeowners even more reason to stay put rather than sell. Factors such as historically low mortgage rates, the rising costs of buying a new home, and the ability to customize homes to fit evolving needs have all contributed to this trend.

Nearly 40% of baby boomers have lived in their homes for 25 years or more, opting to age in place rather than relocate or downsize. Check out this blog about downsizing your home and upsizing your quality of life. As a result, turnover rates have slowed significantly, shifting from the once-standard five-year cycle to closer to 20 years in many cases.

Orange County Housing Inventory

As of today, the United States has 642,482 single-family homes available, a slight increase from 639,000 last week. In Orange County, total property listings have risen to 3,548 from 3,387. Under contract and pending sales have also grown to 1,964 from 1,875. New listings in the past seven days reached 765, up from 713, while 391 properties sold, down from 450 the previous week. This gradual increase in inventory provides buyers with more options, reflecting a healthy and active market.

Inventory Data	Today	Last Week
United States Single Family Homes	642,482	639,000
Orange County - All Properties	3,548	3,387
OC Under Contract & Pending	1,964	1,875
OC New Listings Last 7 Days	765	713
OC Sold Last 7 Days	391	450

Orange County Days on Market Statistics

The average days on market for Orange County properties decreased to 53 from 54, and the median DOM dropped to 28 from 30. These figures suggest that competitively priced homes, especially in the mid-range, are selling more quickly, indicating strong buyer interest.

OC Days On Market	Today	Last Week
Average Days On Market	53	54
Median Days On Market	28	30
Under $1,000,000	26	27
$1,000,000 - $2,000,000	21	23
Over $2,000,000	40	38

Orange County Key Housing Statistics

The median list price for single-family residences in Orange County is now $1,980,000, down from $2,088,000 last week. Condos and townhomes have a median list price of $880,000, a slight increase from $875,000. The median closed price for SFRs over the past seven days is $1,450,000, a decrease from $1,480,000, while condos and townhomes saw an increase to $889,000 from $820,000. This data reflects a stable market with minor fluctuations, typical in a dynamic real estate environment.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,980,000	$2,088,000
OC Median List Price Condo/Townhomes	$880,000	$875,000
Median Closed Price SFR Last 7 Days	$1,450,000	$1,480,000
Median Close Price Condo/Townhomes Last 7 Days	$889,000	$820,000
Sold Price VS List Price	.93% Under - $15,783	.7% Under - $10,412

Orange County Spring Housing Outlook

Looking ahead, Orange County's housing market is poised for a vibrant spring. The slight uptick in inventory offers buyers more choices, while the decrease in days on market underscores the ongoing demand for well-priced properties. Sellers can be optimistic about maintaining strong property values, especially when homes are presented competitively.

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report March 3, 2025 - Mortgage Rates Adjust and Jake Knapp...Mr 59

Home Valuation Tools

Market Trends

Last week, one of the most notable shifts in the market was lower mortgage rates, which reached their lowest levels since December 9th. The average 30-year fixed rate has dropped into the upper-middle 6% range, with some aggressive lenders offering low-6% rates for top-tier borrowers. This is a welcome development for buyers, as it improves affordability and increases purchasing power.

While long-term policy effects are still unfolding, the current environment presents an opportunity for buyers to lock in more favorable financing.

Orange County Housing Inventory

Orange County’s inventory continues to expand, reaching 3,387 active listings, compared to 3,315 last week. New listings surged to 713, marking the highest weekly total this year. While this increase in supply provides buyers with more choices, pending home sales remain steady at 1,875, indicating that demand is keeping pace with supply.

The number of sold properties jumped significantly, with 450 closed transactions, compared to 350 last week. This uptick in closings suggests that buyers are active in Orange County.

Inventory Data	Today	Last Week
United States Single Family Homes	639,000	639,921
Orange County - All Properties	3,387	3,315
OC Under Contract & Pending	1,875	1,869
OC New Listings Last 7 Days	713	680
OC Sold Last 7 Days	450	350

Orange County Days on Market Statistics

Days on market remained stable this week, reinforcing steady buyer interest across different price points. The average DOM declined slightly to 54 days, from 55 last week, while the median DOM held at 30 days.

Under $1,000,000: Homes are now selling in 27 days, a slight improvement from 28 days last week.
$1,000,000–$2,000,000: Selling time improved to 23 days, down from 24.
Over $2,000,000: Held steady at 38 days.

The continued drop in DOM for mid-tier and entry-level homes suggests that demand remains strong, particularly in the more affordable price ranges. While the luxury market ($2M+) remains more stable, pricing strategies are becoming increasingly important as buyers gain more options.

OC Days On Market	Today	Last Week
Average Days On Market	54	55
Median Days On Market	30	30
Under $1,000,000	27	28
$1,000,000 - $2,000,000	23	24
Over $2,000,000	38	38

Orange County Key Housing Statistics

The Orange County housing market saw modest pricing adjustments this week. The Sold Price vs. List Price Ratio has been changing and now sits at the lowest difference since the fall. Homes sold at 0.7% below list price. This is another indicator of increased buyer competition in Orange County.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$2,088,000	$2,088,000
OC Median List Price Condo/Townhomes	$875,000	$855,000
Median Closed Price SFR Last 7 Days	$1,480,000	$1,435,000
Median Close Price Condo/Townhomes Last 7 Days	$820,000	$800,000
Sold Price VS List Price	.7% Under - $10,412	.7% Under - $11,743

Economic Outlook

The recent decline in mortgage rates presents an opportunity for buyers looking to lock in lower borrowing costs. However, the market remains in flux, with economic policies and inflation data continuing to shape long-term conditions.

For buyers: More inventory means more choices and negotiating power. If interest rates decline, demand could rise, leading to more competition.

For sellers: While demand remains healthy, accurate pricing is key. Overpricing may lead to longer days on market, while competitively priced homes continue to sell quickly.

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

-Orange County Real Estate Market Report February 24, 2025 - Real Estate Markets Across the Country Are So Different and Brian Campbell Secures His First PGA Win!

Home Valuation Tools

Market Trends

This week’s data does not show any dramatic shifts, but it confirms a steady increase in inventory, both locally and across California. Orange County inventory grew again, reaching 3,315 active listings, up from 3,203 last week. California has experienced the largest year-over-year inventory increase in the country, now sitting 45% higher than last year. However, inventory remains 30% lower than 2019, demonstrating that while supply is growing, it is still well below pre-pandemic levels.

Interestingly, eight states now have more available inventory than they did in 2019, with Texas, Oklahoma, Colorado, Arkansas, and Florida standing out due to high levels of new construction. In contrast, Illinois has seen an extreme drop, with inventory 72% lower than in 2019—a staggering difference that highlights the uneven recovery of housing supply across the country.

The growing inventory is a positive sign for market balance in Orange County. Since the beginning of the pandemic, the market has overwhelmingly favored sellers, with demand outpacing supply. However, the current trend suggests a shift toward a more balanced market, where buyers have more options, and sellers need to price competitively. Pending sales have also increased to 1,869, showing that buyer demand is keeping pace with new listings.

Orange County Housing Inventory

Inventory in Orange County continues to rise, reaching 3,315 active listings, up from 3,203 last week. This marks another week of gradual growth, which is helping shift the market towards better balance. New listings also saw a slight increase, with 680 properties coming onto the market, compared to 677 last week. More homes hitting the market means buyers have additional choices, and sellers must price competitively to attract offers.

Pending sales also increased to 1,869, showing that buyer demand is still present and keeping pace with the growing inventory. While the market remains active, the increase in available homes suggests that urgency among buyers may be slowing compared to previous months. If mortgage rates continue to drop, demand could strengthen, leading to faster sales and greater competition.

Inventory Data	Today	Last Week
United States Single Family Homes	639,921	634,900
Orange County - All Properties	3,3153	3,203
OC Under Contract & Pending	1,869	1,787
OC New Listings Last 7 Days	680	677
OC Sold Last 7 Days	350	368

Orange County Days on Market Statistics

Days on market remained stable this week, reflecting steady buyer interest across various price points. The average days on market dropped slightly to 55 days, down from 56 last week, while the median DOM held steady at 30 days. Lower-priced properties continue to move quickly, with homes under $1,000,000 now selling in an average of 28 days, slightly faster than last week’s 29 days.

With growing inventory and strong buyer engagement, homes that are priced appropriately are still moving quickly. However, properties that remain on the market longer may present opportunities for buyers looking to negotiate.

Although the luxury market ($2M+) saw a slight increase in DOM, lower price points remain consistent with strong demand. More homes staying on the market longer means buyers have room for negotiation, but newer listings are still moving quickly.

OC Days On Market	Today	Last Week
Average Days On Market	55	56
Median Days On Market	30	30
Under $1,000,000	28	29
$1,000,000 - $2,000,000	24	24
Over $2,000,000	38	35

Orange County Key Housing Statistics

The Orange County market continues to show minor price shifts, with list prices and closed sales showing slight fluctuations. The median list price for single-family homes dipped slightly to $2,088,000, while condos and townhomes saw an increase to $855,000. The median closed price for single-family homes rose to $1,435,000, marking an increase from last week’s $1,375,000, while condo/townhome closings dropped to $800,000 from $845,000.

Homes are starting to sell closer to list price, with the average sold price coming in at 0.7% below list.

This week’s data suggests that while list prices remain steady, closed prices are fluctuating slightly. Buyers are negotiating more effectively, but sellers are still securing strong offers close to their asking prices.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$2,088,000	$2,090,000
OC Median List Price Condo/Townhomes	$855,000	$849,250
Median Closed Price SFR Last 7 Days	$1,435,000	$1,375,000
Median Close Price Condo/Townhomes Last 7 Days	$800,000	$845,000
Sold Price VS List Price	.7% Under - $11,743	1.56% Under - $25,296

Economic Outlook

The national housing market is seeing a rise in foreclosure activity, largely driven by the expiration of the VA foreclosure moratorium. Foreclosure starts increased by 30% in January, while foreclosure sales also rose by 25%. This shift is contributing to an overall 7% rise in active inventory nationwide.

Meanwhile, the impact of the Los Angeles wildfires is beginning to show in mortgage performance data. An estimated 680 homeowners in fire-affected areas missed their January mortgage payment, and projections suggest that number could surpass 2,800 by the end of February. Mortgage delinquency rates from last year’s hurricanes have also decreased, dropping from 58,000 to 41,000 affected borrowers in recent months.

In Orange County, 220 properties have been labeled as distressed since the start of 2025, indicating homes that are either in financial trouble, facing foreclosure, or already bank-owned. This number remains low relative to historical trends.

Despite these broader trends, the Orange County market remains relatively stable, with steady inventory growth and consistent buyer demand.

For buyers: More inventory means more choices and negotiating power. If interest rates decline, demand could rise, leading to more competition.

For sellers: While demand remains healthy, accurate pricing is key. Overpricing may lead to longer days on market, while competitively priced homes continue to sell quickly.

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Congratulations to Brian Campbell on his incredible first PGA Tour win at the Mexico Open! Watching his journey unfold has been inspiring. I’ve seen firsthand the determination and grit that have carried him to this moment. His relentless work ethic and perseverance have finally paid off, and this victory is well deserved. Way to go, Brian! I can’t wait to watch you compete at Augusta this year! Oh, and let's tee it up again ;)

Orange County Real Estate Market Report February 17, 2025 - The Market is Holding Steady

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Market Trends

The Orange County housing market saw another jump in inventory, with total active listings rising to 3,203, up from 3,099 last week. This increase, combined with a significant uptick in new listings (677 this week compared to 578 last week), is signaling the start of the spring market. Sellers are getting their homes ready for the market, and they are coming up quickly. With the days on market dropping, it looks like the demand is strong enough to accept the new listings.

Adding to this momentum, mortgage rates dropped below 7% last week, fueling an increase in mortgage applications for the second consecutive week. Refinancing activity has also picked up, reflecting the need for refinance lending. These factors could lead to higher buyer activity in the coming months as affordability improves.

Last week, we examined whether displaced residents from the Los Angeles fires were impacting the Orange County housing market. The current housing data does not yet reflect a surge in purchases from affected individuals. After first hand conversations fire victims have found temporary housing with family and friends, avoiding immediate moves or purchases. This highlights a strong sense of community support, with people stepping up to help those in need. As insurance claims and settlements process over the next few months, we may begin to see more long-term housing decisions materialize.

I had the opportunity to discuss these trends in an interview with Jill Replogle from LAist, where I was recognized as an expert in Orange County real estate. You can read the full article at this link.

Orange County Housing Inventory

Inventory growth continues to be one of the biggest trends this year, with 3,203 homes currently for sale, up from 3,099 last week. The number of new listings surged to 677, making this the strongest week for new inventory so far in 2025.

Pending sales also ticked up slightly to 1,787, reflecting continued buyer activity. This means that while more homes are coming to the market, buyers are keeping up—a sign of a well-balanced market.

If mortgage rates remain stable or decline further, we could see demand start to outpace supply, leading to increased competition in the months ahead.

Inventory Data	Today	Last Week
United States Single Family Homes	634,900	632,555
Orange County - All Properties	3,203	3,099
OC Under Contract & Pending	1,787	1,756
OC New Listings Last 7 Days	677	578
OC Sold Last 7 Days	368	309

Orange County Days on Market Statistics

The days on market continues to decline, reinforcing the strong demand for well-priced homes.

The steady decline in days on market suggests that buyers are active, especially for well-priced homes. However, there are still older listings which may present an opportunity. Use this link to view homes that have been listed for over 90 days.

OC Days On Market	Today	Last Week
Average Days On Market	56	58
Median Days On Market	30	28
Under $1,000,000	29	28
$1,000,000 - $2,000,000	24	24
Over $2,000,000	35	35

Orange County Key Housing Statistics

Key housing metrics showed steady growth this week, reflecting a strong but balanced market.

This suggests that while demand remains strong, buyers are negotiating more aggressively, particularly for homes that may need adjustments in pricing.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$2,090,000	$2,050,000
OC Median List Price Condo/Townhomes	$849,250	$844,400
Median Closed Price SFR Last 7 Days	$1,375,000	$1,400,000
Median Close Price Condo/Townhomes Last 7 Days	$845,000	$821,000
Sold Price VS List Price	1.56% Under - $25,296	.86% Under - $12,172

Economic Outlook

For sellers, now is a great time to list with Orange County Real Estate, Inc. This past weekend, we toured homes across the county and saw busy open houses with standing-room-only crowds. Buyers are active, trying to secure homes before the spring market heats up.

For buyers, it’s essential to work with an expert real estate team like Orange County Real Estate, Inc. to secure properties with competitive offers. Our team can help you write a strong offer, research the best financing options, and guide you through inspections so you fully understand the value of your purchase.

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report February 10, 2025 - Slight Adjustments This Week and LA Fire Victims Moving To Orange County

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Market Trends

Orange County’s housing market continues to show resilience, with inventory steadily increasing and more properties going under contract each week in 2025. The number of homes accepting offers has risen to 1,756, up from 1,682 last week, signaling steady buyer activity despite high mortgage rates.

Nationally, inventory has declined due to fewer sellers listing homes and subdued buyer demand. Unlike Orange County, where inventory rose to 3,099 active listings, the national market is seeing a tighter supply, leading to price stabilization in some areas and price reductions in other areas.

Last week, we discussed the impact of Los Angeles fire victims potentially moving to Orange County. While real estate data has not yet reflected a noticeable shift, we know these relocations are happening. Schools in Orange County have reported new students from Palisades and Altadena, suggesting many have already made the move. The latest housing data, however, does not yet indicate a major influx of Los Angeles buyers or renters. Which makes sense as it may take months to sort out the options for fire victims. I had the opportunity to discuss these trends in an interview with Jill Replogle from LAist, where I was recognized as an expert in Orange County real estate. You can read the full article at this link.

Orange County Housing Inventory

Orange County experienced another week of rising inventory, reaching 3,099 active properties, up from 3,023 last week. New listings totaled 578 this week, slightly down from 618 last week, yet still maintaining a steady supply for buyers.

The small but consistent increase in inventory suggests that more homes are being listed than sold, but not at a rate that significantly outpaces demand. This looks like a balanced market but the Days on Market is the metric we use to determine wether the market is balanced. The market now still favors sellers as the days on market is reducing but the list price vs sold price indicates that sellers may still be negotiating. Should mortgage rates decrease in the coming months, we anticipate demand could outpace supply, driving more competition among buyers.

Inventory Data	Today	Last Week
United States Single Family Homes	632,555	635,008
Orange County - All Properties	3,099	3,023
OC Under Contract & Pending	1,756	1,682
OC New Listings Last 7 Days	578	618
OC Sold Last 7 Days	309	328

Orange County Days on Market Statistics

The days on market continued to decrease, reflecting a combination of strong demand and a high volume of fresh inventory.

OC Days On Market	Today	Last Week
Average Days On Market	58	59
Median Days On Market	28	37
Under $1,000,000	28	27
$1,000,000 - $2,000,000	24	23
Over $2,000,000	35	39

Orange County Key Housing Statistics

Key market indicators saw modest shifts this week, maintaining overall stability. With strong buyer activity and steady pricing, sellers who list their homes now will benefit from a motivated pool of buyers. Open houses have been bustling, and the pre-spring market is shaping up to be highly competitive.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$2,050,000	$2,000,000
OC Median List Price Condo/Townhomes	$844,400	$837,600
Median Closed Price SFR Last 7 Days	$1,400,000	$1,365,000
Median Close Price Condo/Townhomes Last 7 Days	$821,000	$795,000
Sold Price VS List Price	.86% Under - $12,172	1.84% Under - $28,137

Economic Outlook

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report February 3, 2025 - Is It Spring Already? The Orange County Market Heats Up Early!

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Market Trends

Nationally, the real estate market is experiencing a rare spike in price reductions among listed homes. This is the first time in 10 years that price reductions have increased at this time of year, with 33% of homes taking price cuts due to high interest rates cooling demand. Negative media coverage continues to paint a bleak picture, but the reality in Orange County is much different.

Locally, foreclosure activity remains minimal. In January, only 52 properties had pre-foreclosure filings, a tiny fraction of the market. While some may hope for steep discounts, history shows that 95% of these properties either sell at market price or have their mortgage arrears settled, preventing distressed sales. If you’re waiting for a wave of bargain deals, it’s unlikely to happen anytime soon.

Orange County’s market is holding strong, with only 25% (757 properties) of active listings seeing price reductions. Furthermore, only 22% (662 properties) have been listed for over 90 days, showing that while some homes remain unsold, overall demand remains resilient despite higher mortgage rates. Take a look at this list and consider negotiating for a better price: Orange County properties listed over 90 days.

Are Los Angeles Fire Victims Moving To Orange County?

The recent wildfires in Los Angeles have not resulted in a significant surge in rentals or home sales in Orange County. Despite speculation that displaced homeowners might seek housing here, there is no statistical evidence of an influx of people from Los Angeles into the Orange County market.

One possible explanation is that many affected individuals are waiting for insurance settlements, staying with family or friends, or utilizing second homes. Supporting this, Los Angeles County currently has 4,903 rental listings priced between $2,000 and $7,000, while Orange County has 1,481 in the same price range. It seems that while demand for rentals exists, the immediate impact on Orange County remains limited.

Orange County Housing Inventory

Orange County saw another strong week of new listings, with 618 properties hitting the market. Over the past four weeks, 2,453 new listings have been added, significantly influencing the market dynamics. This consistent influx of inventory has helped keep days on market low, as new listings generally sell faster, skewing the data downward.

The total inventory increased slightly to 3,023, meaning more homes are coming on the market than selling, but not at a rate that signals an oversupply. If mortgage rates drop in the coming months, we may see demand quickly outpace supply, creating more competition among buyers.

Inventory Data	Today	Last Week
United States Single Family Homes	635,008	637,717
Orange County - All Properties	3,023	2,962
OC Under Contract & Pending	1,682	1,583
OC New Listings Last 7 Days	618	586
OC Sold Last 7 Days	328	235

Orange County Days on Market Statistics

The days on market decreased across all price segments, reflecting a combination of strong demand and a high volume of new listings. While this suggests a competitive market, the data is somewhat skewed by the influx of new properties, which naturally have lower days on market.

OC Days On Market	Today	Last Week
Average Days On Market	59	62
Median Days On Market	37	37
Under $1,000,000	27	33
$1,000,000 - $2,000,000	23	24
Over $2,000,000	39	50

Orange County Key Housing Statistics

Key statistics remained mostly stable over the past four weeks, with no major shifts. However, minor changes reflect continued resilience in the market.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$2,000,000	$1,998,000
OC Median List Price Condo/Townhomes	$837,600	$848,000
Median Closed Price SFR Last 7 Days	$1,365,000	$1,350,000
Median Close Price Condo/Townhomes Last 7 Days	$795,000	$701,000
Sold Price VS List Price	1.84% Under - $28,133	1.67% Under - $23,387

Economic Outlook

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report January 27, 2025 - The Trump Effect on Real Estate?

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Market Trends

This week, the Orange County housing market continues to reflect both stability and change. Inventory has risen slightly, reaching 2,962 total properties, up from 2,920 last week. However, new listings have decreased to 586 compared to 645 last week, indicating some moderation in seller activity. On a positive note for sellers, pending and under-contract properties have increased significantly to 1,583, up from 1,395 last week and 1,280 the prior week, demonstrating strong buyer engagement. The closed sales have been low for the start of the year but are expected to increase with the increase in properties going under contract.

Nationally, the real estate market remains affected by high interest rates around 7.00%, which continues to affect buyer activity in many regions.

The Trump Effect on Housing

The economic outlook under the new administration continues to influence borrowing costs. While President Trump has expressed a desire to lower interest rates, changes are expected to be gradual, as mortgage rates are more directly tied to bond markets than immediate federal policy shifts. The recent re-election of President Donald Trump is poised to influence the housing market in several ways that are pertinent to buyers, sellers, and investors.

For Buyers: Mortgage interest rates are expected to remain elevated, around 7%, due to anticipated policies such as tariffs and tax cuts, which could increase inflation and the national debt. This environment may challenge affordability, especially for first-time buyers. The administration's plans to reduce housing regulations may ease some pricing pressure in the long term.

For Sellers: The combination of high demand and limited supply is likely to keep home prices on an upward trajectory. Homeowners may benefit from this trend, as their properties could appreciate in value. Nonetheless, the overall number of home sales has been low, reaching the lowest level in nearly 30 years, which may temper expectations for quick sales.

For Investors: High interest rates present challenges, increasing borrowing costs and potentially impacting investment returns. Orange County real estate investors should remain vigilant, the need for housing and the overall demand will continue to outpace supply in Orange County.

Orange County Housing Inventory

This week, the Orange County housing market continues to reflect both stability and change. Inventory has risen slightly, reaching 2,962 total properties, up from 2,920 last week and marking a 33% increase compared to the same time last year. While new listings decreased to 586, demand remains resilient, with under-contract properties jumping to 1,583 from 1,395 last week. This activity suggests that buyer engagement is likely to pick up as we progress through 2025.

Interestingly, last week’s 235 closings may represent a seasonal low, as market dynamics point toward stronger demand in the months ahead. Despite high mortgage rates around 7.00%, Rocket Mortgage continues to offer competitive loan products. Our preferred lender, David Cashion, a premier broker with Rocket Mortgage, notes that their programs remain among the best for buyers looking to secure financing in this environment. Contact David at this link.

Inventory Data	Today	Last Week
United States Single Family Homes	637,717	632,644
Orange County - All Properties	2,962	2,920
OC Under Contract & Pending	1,583	1,395
OC New Listings Last 7 Days	586	645
OC Sold Last 7 Days	235	289

Orange County Days on Market Statistics

We see another big decline in Days on Market across all segments. This decline isn’t just a result of faster sales but also reflects the impact of 586 new listings entering the market this week.

Despite the reduction in Days On Market, there are still a number of properties that have been listed for longer than 90 days. Take a look at this list and consider negotiating for a better price: Orange County properties listed over 90 days.

OC Days On Market	Today	Last Week
Average Days On Market	62	64
Median Days On Market	37	42
Under $1,000,000	33	40
$1,000,000 - $2,000,000	24	33
Over $2,000,000	50	56

Orange County Key Housing Statistics

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,9998,000	$1,960,000
OC Median List Price Condo/Townhomes	$848,000	$840,000
Median Closed Price SFR Last 7 Days	$1,350,000	$1,410,000
Median Close Price Condo/Townhomes Last 7 Days	$701,000	$685,000
Sold Price VS List Price	1.67% Under - $23,387	1.65% Under - $31,387

Economic Outlook

Despite current challenges, including interest rates at 7.00%, we remain optimistic. Historical data suggests that housing markets recover quickly when consumer confidence returns. As new economic policies take shape, we may see rate adjustments that encourage more activity. Increased demand, paired with steady supply, should lead to a balanced market later this year.

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report January 20, 2025 - Increased Demand

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Market Trends

The Orange County housing market is experiencing some subtle but notable shifts this week. Inventory continues to climb, with 645 new listings added in the past seven days, bringing the total to 2,920 up from last week’s 2,786. Properties under contract also saw a slight uptick, reflecting ongoing buyer activity.

Nationally, however, the picture is different: the US reported a 10% drop in properties going under contract compared to the same week last year. High interest rates are the primary culprit behind this slowdown. Could Orange County follow this national trend? So far, it hasn’t, but it remains a possibility to monitor closely.

While more homes are coming onto the market, closings have slowed, with only 289 homes sold this past week compared to 313 the week prior. It’s worth highlighting that days on market have decreased across all price ranges for the second week in a row, signaling that competitively priced properties are still attracting attention and moving faster.

Rental Market Trends

I’ve been keeping an eye on rental properties in Orange County, especially in light of the increased demand caused by the recent Los Angeles fires. Luxury rentals have seen the highest demand, yet there’s a noticeable shortage of available properties in this category. Surprisingly, this heightened demand doesn’t appear to be making waves in Orange County’s rental market—at least not yet.

Over the past seven days, 283 properties were leased through the MLS, with rental prices averaging 1% below the list price. I had anticipated rentals to go above asking due to the increased demand, but that hasn’t been the case. Encouragingly, most properties haven’t seen dramatic price increases either. For now, it seems to be business as usual in Orange County’s rental market.

Orange County Housing Inventory

Inventory levels are climbing steadily, aligning with seasonal patterns and increased seller confidence. Compared to last week, active listings rose by 4.8%. While this growth is modest, it reflects a gradual buildup in available homes, offering buyers more options. Meanwhile, under-contract and pending sales have also increased from 1,280 to 1,395, signaling that many buyers are still actively engaging with the market despite higher interest rates. You can check your home’s value at this link.

Inventory Data	Today	Last Week
United States Single Family Homes	632,644	624,519
Orange County - All Properties	2,920	2,786
OC Under Contract & Pending	1,395	1,280
OC New Listings Last 7 Days	645	604
OC Sold Last 7 Days	289	313

Orange County Days on Market Statistics

The Days on Market in Orange County have reduced across all price ranges, with the average DOM dropping to 64 days, down from 68 days last week. The median DOM fell to 42 days, a significant improvement from last week’s 49 days.

This decline in DOM isn’t solely due to homes selling more quickly but is also influenced by the high number of new listings entering the market over the past two weeks—a total of 1,249. New listings have very low DOM values because they have just been added to the market. This influx of fresh inventory skews the average and median DOM downward, creating the appearance of a faster-moving market even though some older listings remain unsold.

For buyers, this means there are still opportunities to negotiate, especially on properties that have been listed for over 90 days.

OC Days On Market	Today	Last Week
Average Days On Market	64	68
Median Days On Market	42	49
Under $1,000,000	40	43
$1,000,000 - $2,000,000	33	39
Over $2,000,000	56	64

Orange County Key Housing Statistics

This week’s data highlights shifts in pricing and buyer behavior. The median list price for single-family residences rose slightly to $1,960,000, compared to $1,898,000 last week. Similarly, condos and townhomes showed a modest increase in median list price, now at $840,000. However, median closed prices dropped slightly, with SFR closing at $1,410,000 compared to $1,450,000 last week, and condos closing at $685,000 versus $755,000 previously. These pricing dynamics reflect a market adjusting to current economic conditions, with some sellers aligning closer to buyer expectations.

The sold price versus list price ratio showed an adjustment, with homes selling at an average of 1.65% below the list price, compared to 2.3% under last week. This narrowing gap suggests that sellers are becoming more realistic in their pricing strategies, fostering smoother negotiations and transactions.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,960,000	$1,898,000
OC Median List Price Condo/Townhomes	$840,000	$827,000
Median Closed Price SFR Last 7 Days	$1,410,000	$1,450,000
Median Close Price Condo/Townhomes Last 7 Days	$685,000	$755,000
Sold Price VS List Price	1.65% Under - $31,387	2.3% Under - $36,978

Economic Outlook

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report January 13, 2025 - LA Fires Will Affect OC Real Estate

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Market Trends

The Orange County housing market started the year with two promising developments: new listings have doubled from last week, and days on market have decreased across all price ranges. This surge in listings, making up 21.6% of the total inventory, is great news for buyers who’ve been struggling with limited options. However, the tragic Los Angeles fires could lead to increased demand for Orange County homes as families seek safer areas.

The fires have brought immense loss and sadness, affecting countless lives. Families have lost homes, cherished belongings, and a sense of security. Our hearts go out to those impacted by this disaster. The emotional toll is unimaginable, and the road to recovery will be long. As the community rallies together, many individuals and families are exploring new housing options, including relocating to areas like Orange County. This shift could significantly influence local real estate dynamics in the coming months. We will continue to watch demand and pricing fluctuations.

Pacific Palisades, known for its luxury homes valued at $3,000,000 or higher, had 17 properties for sale prior to the fires. Nationwide, only 2.5% of homes listed (16,000) exceed $3,000,000, emphasizing the unique value of Southern California real estate.

The fires will likely have a complex impact on home values in Pacific Palisades. It could lead to an increase in property values once rebuilding begins, assuming demand remains strong. High-end buyers may still see Pacific Palisades as a desirable area, driving competition for the few available or rebuilt homes in the future.

For homeowners who lost their homes, their immediate options are limited. While 16,000 homes nationwide priced above $3,000,000 might sound like a lot, only a fraction of those are likely in California, further narrowing their choices. Homeowners may need to consider relocating temporarily or permanently to nearby luxury markets like Orange County, San Diego County, Ventura, or other affluent areas that offer similar amenities and safety.

Next week I will dive into the rental stats in Los Angeles and Orange County. The increase in demand and pricing will be interesting.

Orange County Housing Inventory

Orange County’s inventory rose to 2,786 this week, up from 2,596 last week. The national trend had single-family home inventory slightly decreasing to 624,519. Despite these fluctuations, Orange County remains a hotspot, with a balanced mix of new listings and homes under contract.

Inventory Data	Today	Last Week
United States Single Family Homes	624,519	635,720
Orange County - All Properties	2,786	2,596
OC Under Contract & Pending	1,280	1,313
OC New Listings Last 7 Days	604	378
OC Sold Last 7 Days	313	310

Orange County Days on Market Statistics

Days on market have dropped significantly. On average, homes now take 68 days to sell, down from 75 last week. Homes under $1,000,000 are selling in just 43 days, showcasing strong demand for affordable properties. Higher-priced homes are also moving faster, signaling growing buyer confidence despite higher interest rates.

OC Days On Market	Today	Last Week
Average Days On Market	68	75
Median Days On Market	49	56
Under $1,000,000	43	49
$1,000,000 - $2,000,000	39	51
Over $2,000,000	64	72

Orange County Key Housing Statistics

Median home prices are holding steady. The median list price for single-family homes is now $1,898,000, while condos and townhomes stand at $827,000. Meanwhile, the median closed price for single-family homes rose to $1,450,000 from $1,377,500 last week, reflecting strong market activity.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,898,000	$1,895,000
OC Median List Price Condo/Townhomes	$827,000	$825,000
Median Closed Price SFR Last 7 Days	$1,450,000	$1,377,500
Median Close Price Condo/Townhomes Last 7 Days	$755,000	$885,000
Sold Price VS List Price	2.3% Under - $36,978	2.99% Under - $46,353

Economic Outlook

Despite current challenges, including interest rates at 7.25%, we remain optimistic. Historical data suggests that housing markets recover quickly when consumer confidence returns. As new economic policies take shape, we may see rate adjustments that encourage more activity. Increased demand, paired with steady supply, should lead to a balanced market later this year.

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report January 6, 2025 - Happy New Year!

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Market Trends

Low inventory is still shaping the Orange County housing market as we step into 2025. This ongoing issue, dating back to the 2020 pandemic, continues to define market conditions. Homeowners and sellers are reaping the rewards of low supply with increasing home values, while buyers face tough hurdles, including buyer competition and rising affordability concerns.

Affordability concerns begin with high interest rates, making the market even more challenging for buyers. Although a drop in rates is anticipated at some point, we haven’t seen much movement yet. These factors together create a market that demands careful navigation for both buyers and sellers.

Days on market is a critical metric for determining market conditions. A seller’s market typically has a DOM of 30 days or less, indicating high demand and quick sales. In contrast, a buyer’s market often features a DOM exceeding 90 days, signaling slower sales and more negotiating power for buyers. DOM between 30 and 90 days is generally considered a balanced market, where supply and demand are more evenly matched. In a balanced market, homes sell at a steady pace without excessive competition, and prices tend to reflect fair market value.

Our current figures suggest a balanced market, taking into account the days on market and the list vs sold price. You could argue that the persistently low inventory tilts the scales in favor of sellers. As we move past the holidays the upcoming data will offer clearer insights. Ideally, inventory will outpace sales, providing more options for buyers and fostering a healthy market dynamic.

Orange County Housing Inventory

The limited number of homes for sale creates a competitive environment for buyers. With fewer options, well-priced homes attract multiple offers and sell quickly. This trend has been consistent over the past year, with inventory levels remaining tight. Currently, there are 2,596 properties available, down from 2,920 on December 16.

Inventory Data	Today	Dec 16
United States Single Family Homes	635,720	682,391
Orange County - All Properties	2,596	2,920
OC Under Contract & Pending	1,313	1,640
OC New Listings Last 7 Days	378	317
OC Sold Last 7 Days	310	346

Orange County Days on Market Statistics

The average days on market for Orange County homes is currently 75 days, up from 71 days on December 16. The median DOM is 56 days, an increase from 52 days. These figures represent the highest days on market we have seen in nearly 5 years. There are homes that have been listed for over 90 days and may represent some opportunities for buyers. Take a look at all the homes listed for over 90 days at this link.

OC Days On Market	Today	Dec 16
Average Days On Market	75	71
Median Days On Market	56	52
Under $1,000,000	49	45
$1,000,000 - $2,000,000	51	45
Over $2,000,000	72	68

Orange County Key Housing Statistics

One key statistic that stands out is the sold price versus list price, which continues to trend higher.

Key Stats - Orange County	Today	Dec 16
OC Median List Price SFR	$1,895,000	$1,875,000
OC Median List Price Condo/Townhomes	$825,000	$829,000
Median Closed Price SFR Last 7 Days	$1,377,500	$1,300,000
Median Close Price Condo/Townhomes Last 7 Days	$885,000	$777,500
Sold Price VS List Price	2.99% Under - $46,353	2.6% Under - $37,990

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Orange County Real Estate Market Report: End of 2024 and 2025 Outlook

2025 Orange County Housing Report Outlook

As 2024 comes to a close, Orange County’s housing market remains shaped by low inventory and high mortgage rates. Homeowners remained content in their homes keeping the inventory low. Despite higher borrowing costs, buyer demand, particularly for well-priced homes, showed resilience. Let’s look back at key trends and stats for the year, while exploring what’s ahead in 2025.

Market Trends in 2024

Two significant factors defined 2024: elevated mortgage rates and constrained housing supply. Mortgage rates hovered above 7% for most of the year, peaking at 7.5% in the summer.

This discouraged many would-be buyers due to affordability, while home prices continued to increase. Rates briefly dipped below 7% in late fall, leading to a surge in activity during September. However, by year’s end, pending sales were down 13% from pre-pandemic averages, highlighting how affordability constraints continue to weigh on the market.

This also discouraged many would-be sellers, particularly those locked into lower-rate loans. Consequently, inventory growth was muted, even though more homes entered the market compared to 2023.

Inventory and Active Listings

Inventory growth remained a persistent challenge throughout 2024. The year began with just over 1,600 active listings—one of the lowest levels on record. By September, the market peaked near 3,700 homes, an increase of 128% from January. However, this figure remains well below the pre-COVID average of 6,959 homes.

The market is expected to begin 2025 with roughly 2,500 active listings (2,562 on 12/30/24), echoing the low inventory levels seen at the start of 2023.

2025 Housing Market Forecast

The outlook for 2025 in Orange County’s housing market is influenced by three key factors: mortgage rates, inventory levels, and global economic trends. While these dynamics will shape the national market, Orange County’s housing market has historically shown remarkable stability and resilience, less prone to value declines seen in other regions during economic turbulence.

Mortgage rates are expected to range between 6.0% and 7.0%, influencing both buyer affordability and seller activity. A slight dip in rates could spark increased buyer demand, while higher rates may keep inventory constrained as homeowners continue to hold onto low-rate loans. Inventory is projected to peak at approximately 4,000 homes by late summer, still well below pre-pandemic norms but enough to create opportunities for motivated buyers and sellers.

On a global scale, economic shifts such as inflationary pressures and changing employment trends could influence housing affordability. However, Orange County’s strong local economy, supported by diverse industries and low unemployment, is expected to buffer the region from broader housing volatility.

Home values are projected to rise modestly in 2025, between 3% and 5%, as the market balances limited supply with steady demand. Well-priced homes will continue to attract multiple offers, particularly in the spring and early summer markets. Sellers should prepare for a competitive environment by ensuring their homes are move-in ready and strategically priced. Buyers should have their ducks in a row and ready to compete with more buyers eager to enter the market.

Final Thoughts

Orange County Real Estate, Inc. is here to guide you through these dynamic market conditions. Our team specializes in sourcing properties, negotiating transactions, and providing unmatched local expertise. Whether you’re buying or selling, we’ll help you navigate the market with confidence.

Visit our website for the latest market updates and to explore homes for sale across Orange County. Stay ahead of the curve with our weekly housing reports and insights tailored to your needs. Here’s to a prosperous 2025!

Orange County Real Estate Market Report December 16, 2024

Home Valuation Tools

Market Trends

This week, the Orange County housing market continues to reflect seasonal trends. Inventory levels are declining as the holidays approach, with fewer sellers listing properties and many buyers focusing on year-end commitments. However, despite the seasonal slowdown, demand remains strong for well-priced homes, particularly in the under $1,000,000 range.

Nationally, single-family home inventory dropped by nearly 2% compared to last week. Orange County saw a sharper decline, with total active listings falling to 2,920 from 3,077. This reduction in inventory mirrors patterns seen in previous years, where holiday seasons typically lead to a temporary cooling in new listings and closed transactions.

Looking ahead, the market is poised for renewed activity in early 2025. With mortgage rates expected to trend lower and more homeowners considering relocation, inventory and buyer activity should see a rebound as we move into the spring months.

Orange County Housing Inventory

Inventory continues to tighten, with active listings across the county declining to 2,920, down from 3,077 last week. New listings have also decreased significantly, with only 317 properties hitting the market in the past seven days compared to 408 the previous week. This drop highlights the seasonal slowdown typical of this time of year.

On a national level, single-family home inventory also saw a decline, dropping to 682,391 from 695,210. Sellers who choose to list during this period may find themselves in a favorable position due to reduced competition.

Inventory Data	Today	Last Week
United States Single Family Homes	682,391	695,210
Orange County - All Properties	2,920	3,077
OC Under Contract & Pending	1,640	1,679
OC New Listings Last 7 Days	317	408
OC Sold Last 7 Days	346	422

Orange County Days on Market Statistics

Days on market stats have continued to rise, reflecting the expected holiday season slowdown. The average DOM for Orange County properties is now 71 days, up from 69 last week. Median DOM increased to 52 days from 51.

Homes priced under $1,000,000 are moving the fastest, with the median DOM of 45 days, compared to 40 days last week. Luxury homes priced above $2,000,000 show less movement, with the median DOM holding steady at 68 days.

While the overall pace of sales has slowed, serious buyers remain active, particularly for well-maintained homes that are priced competitively.

OC Days On Market	Today	Last Week
Average Days On Market	71	69
Median Days On Market	52	51
Under $1,000,000	45	40
$1,000,000 - $2,000,000	45	46
Over $2,000,000	68	68

Orange County Key Housing Statistics

This week’s housing statistics reveal slight shifts across key metrics. The median list price for single-family homes increased to $1,875,000, up from $1,858,000 last week. However, the median closed price for single-family homes fell to $1,300,000, compared to $1,475,000 the week before. Similarly, condos and townhomes saw a slight decrease in their median closed price, dropping to $777,500 from $780,000.

Homes continue to sell below list price, with properties closing at an average of 2.6% under asking, compared to 1.5% last week. This shift underscores the importance of strategic pricing and negotiation during this transitional period in the market.

Buyers should be prepared for ongoing negotiations, particularly around repair credits and appraisal values. Sellers, on the other hand, can benefit from pricing competitively and addressing any potential issues before listing to attract serious offers.

Key Stats - Orange County	Today	Last Week
OC Median List Price SFR	$1,875,000	$1,858,000
OC Median List Price Condo/Townhomes	$829,000	$829,500
Median Closed Price SFR Last 7 Days	$1,300,000	$1,475,000
Median Close Price Condo/Townhomes Last 7 Days	$777,500	$780,000
Sold Price VS List Price	2.6% Under - $37,990	1.5% Under - $22,248

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, please visit our website or reach out to us directly. Orange County Real Estate, Inc., can be contacted at 949-430-7500

Past Market Reports At This Link