Some homes are attracting immediate attention and multiple offers, while others are sitting longer and requiring price adjustments. The difference often comes down to price range, location, condition, and whether the home is detached or attached.

As we move deeper into the spring market, understanding those differences matters more than ever for both buyers and sellers across Orange County — from Newport Beach, Laguna Beach, Dana Point, and Newport Coast to Las Flores, Rancho Santa Margarita, Mission Viejo, Rancho Mission Viejo, and Irvine.

Here’s what’s happening right now in the market.

One Market — But Very Different Speeds

The overall Expected Market Time in Orange County is now 80 days. In simple terms, that’s how long it would take to sell the current inventory at today’s pace if no new homes came on the market. But the market is far from one-size-fits-all. Detached homes priced between approximately $750,000 and $1.5 million remain the hottest segment of the market, moving in roughly 41 to 44 days when priced and presented correctly. At the same time, luxury homes above $6 million are averaging around 303 days on market. That’s a huge gap — and it’s why strategy matters so much right now.

Detached Homes Continue to Outperform Condos

One of the biggest shifts in today’s market is the difference between detached homes and attached homes like condos and townhomes. Detached homes are currently averaging a 72-day market time, while attached homes are averaging 93 days. Higher HOA dues, rising insurance costs, reserve concerns, special assessments, and affordability challenges are all impacting condo demand right now. That doesn’t mean condos aren’t selling — they absolutely are — but buyers are being more selective, especially when monthly ownership costs start climbing. For sellers, this means pricing and presentation are critical. Buyers have more inventory to compare than they did a year or two ago.

Inventory Is Climbing This Spring

Orange County inventory increased another 6% over the past two weeks and now sits at 4,206 active listings. This is the time of year when more sellers enter the market, and that naturally creates more competition. We’re still below pre-COVID inventory averages, but buyers are definitely seeing more choices than they were seeing during the ultra-competitive pandemic years. Homes that feel turnkey, well-prepared, updated, clean, bright, and correctly priced are still moving. Homes that feel dated, overpriced, dark, or “almost there” are taking longer. That’s especially true in many South Orange County and coastal communities where buyers are carefully comparing value, condition, HOA costs, lifestyle, and location. Demand Has Softened Slightly — But Buyers Are Still Active Buyer demand dipped slightly over the past couple of weeks, decreasing from 1,599 pending sales to 1,584. That said, demand is still holding relatively steady for spring. Mortgage rates, inflation concerns, economic reports, and global events continue to impact buyer confidence and affordability. And honestly, many buyers are adapting. A lot of buyers today understand they may be able to refinance later if rates improve. What they don’t want to miss is the right home, the right neighborhood, or the opportunity to buy before competition increases again.

What This Means If You’re Selling

This market is still very favorable for sellers — but pricing correctly matters more than it did during the frenzy years. Overpricing no longer creates negotiating leverage. In many cases, it just creates extra market time.

The sellers seeing the strongest results right now are typically the ones who:

• Prepare their homes before going live
• Price based on current market conditions
• Understand their competition
• Invest in presentation and marketing
• Launch before inventory peaks later this summer

The reality is buyers comparison-shop online first. Photos, video, presentation, condition, and pricing all work together now.

What This Means If You’re Buying

For buyers, increasing inventory is creating more opportunities and a little more breathing room in certain segments of the market. But desirable homes that are well-priced and move-in ready are still moving quickly — especially detached homes in strong neighborhoods and attractive price points. This market rewards preparation on both sides.

April 2026 Orange County Market Snapshot

✔ Active inventory increased to 4,206 homes, up 6% in two weeks
✔ Buyer demand currently sits at 1,584 pending sales
✔ Expected Market Time increased to 80 days overall
✔ Detached homes averaging 72 days on market versus 93 days for attached homes
✔ Fastest-moving homes remain detached properties between $750K and $1.5M
✔ Luxury homes above $6M averaging 303 days on market
✔ Orange County sales-to-list price ratio remains at 100%

The Orange County market is active, but it’s becoming increasingly strategic. Some homes are selling very quickly, while others require more patience, stronger preparation, and more precise pricing.

If you’d like a copy of the full Orange County Housing Report or want to discuss what these trends mean for your specific home, neighborhood, or buying goals, feel free to call or text me anytime. I’m always happy to walk you through the data and help you build a strategy tailored to your situation.

Data is powerful. Strategy is everything.