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The Orange County housing market continues to move at a slower, more deliberate pace—but beneath the surface, a unique opportunity is forming for buyers. With inventory still elevated and many sellers adjusting to market realities, the current moment offers more than just time to think—it offers space to negotiate.
What We're Seeing:
→ Active inventory sits at 4,851 homes, still significantly above historical norms
→ Demand has dipped again—1,374 pending sales, the lowest since early 2025
→ Expected Market Time is now 106 days, the slowest pace since 2019
→ Luxury listings over $2.5M are sitting for 260 days on average
→ Homes over $6M are seeing an average of 381 days on market
→ Nearly half of all listings (42%) have already reduced their price
Insights That Matter:
▪ Sellers are motivated: 2 out of every 3 listings with price reductions are still closing below the reduced price
▪ Homes priced right from the beginning are selling in just 16 days—a clear sign buyers are still ready to act on value
▪ Price reductions over 5% are taking 75+ days to sell and netting sellers $27K less, proving that testing the market comes with a cost
▪ Only 15% of listings are under contract—highlighting the gap between seller expectations and market conditions
Why This Is a Window of Opportunity:
This isn’t about waiting for the market to "bottom out." It's about what today’s data shows:
→ Inventory is high
→ Many sellers are sitting too long or reducing prices
→ Negotiation leverage is back on the buyer’s side
→ The homes that are priced right are moving quickly—giving informed buyers a clear path forward
If mortgage rates drop again, even slightly, this buyer window will narrow fast. Now is the moment for serious buyers to act with strategy, not speed.
📲 If you'd like to discuss what this means for your home or investment strategy, I’m here: 949-463-0400 – Doug