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The Orange County housing market is sharpening its focus—less on volume, more on value. Inventory remains high, but what’s standing out now is how pricing shapes performance. Buyers are active but selective. Sellers who price strategically are finding success, while others sit and stall.
What We're Seeing:
→ Active listings dipped slightly to 4,951 homes, but remain near peak levels
→ Demand fell to 1,417 pending sales, the lowest since January
→ Expected Market Time is now 105 days, the slowest pace since 2019
→ Luxury listings continue to sit:
▪ 248 days for homes over $2.5M
▪ 389 days for homes over $6M
→ 42% of all listings have already undergone a price reduction
Insights That Matter:
▪ Homes priced at market value are selling in just 16 days on average
▪ Properties with 5%+ price reductions are sitting over 75 days and netting $27,000 less
▪ Only 15% of listings are under contract, a clear sign of disconnect between list price and buyer expectations
▪ Most homes aren’t “wildly overpriced”—but even a small overstep is stalling offers
▪ Strategic pricing from day one is proving far more effective than testing the market
The Bottom Line:
Sellers aren’t just competing for buyers—they’re competing on accuracy. In this slower, more price-sensitive environment, homes that launch correctly are the ones that close confidently. For buyers, opportunity remains strong—especially when paired with patience and negotiation power.
📲 If you'd like to discuss what this means for your home or investment strategy, I’m here: 949-463-0400 – Doug