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Orange County Market Update - 10/8/25

  • Vy Tran
  • Oct 8
  • 3 min read

The Orange County housing market continues to show resilience with decreasing inventory and rising demand. Here's what you need to know about the current market conditions across Orange County and key cities.



Orange County Overview


Inventory

  • Active listings: 4,576 homes (down 182 homes, -4% in two weeks)

  • Largest inventory drop of the year

  • 20% higher than last year (3,666 homes)

  • 40% below pre-COVID average (6,400 homes)


Demand

  • Pending sales: 1,609 (up 18 homes, +1%)

  • Highest level since March

  • 3% higher than last year

  • Still 41% below pre-COVID levels


Market Time

  • Expected market time: 86 days (down from 90 days)

  • Lowest level since June

  • Highest end-of-September level since 2019


Luxury Market ($2.5M+)

  • $2.5M-$4M: 148 days (down from 163)

  • $4M-$6M: 188 days (down from 224)

  • $6M+: 334 days (down from 447)


Distressed Properties

  • Only 8 homes total (4 foreclosures, 4 short sales)

  • Represents 0.2% of all listings

  • No flood of foreclosures expected


Closed Sales

  • August: 1,875 sales (nearly identical to 2024)

  • 99.7% were sellers with equity

  • Sales-to-list price ratio: 98.5%


Huntington Beach


Market Snapshot

  • Median list price: $1,940,000

  • Price per sq ft: $902

  • Inventory: 155 homes

  • Market Action Index: 47 (Strong Seller's Market)


Market Activity

  • Average days on market: 104

  • Median days on market: 63

  • Price decreased: 37%

  • Price increased: 3%

  • Relisted: 12%

  • Median rent: $5,525


Market Segments

  • Luxury ($3.7M): 3,595 sq ft, 84 days on market

  • Mid-Luxury ($2.3M): 2,654 sq ft, 56 days on market

  • Standard ($1.7M): 2,042 sq ft, 63 days on market

  • Entry ($1.3M): 1,476 sq ft, 49 days on market


Market Note: Cooling trend with plateaued prices, but still in Seller's zone.


Villa Park


Market Snapshot

  • Median list price: $3,900,000

  • Price per sq ft: $773

  • Inventory: 13 homes

  • Market Action Index: 45 (Strong Seller's Market, up from 44)


Market Activity

  • Average days on market: 130

  • Median days on market: 77

  • Price decreased: 15%

  • Price increased: 0%

  • Relisted: 23%

  • Median rent: $8,150


Market Segments

  • Ultra-Luxury ($4.7M): 5,942 sq ft on 0.5-1 acre, 122 days

  • High-End ($4.0M): 5,567 sq ft on 0.5-1 acre, 161 days

  • Upper-Mid ($2.8M): 3,343 sq ft on 0.25-0.5 acre, 70 days

  • Mid-Range ($2.3M): 2,766 sq ft on 0.25-0.5 acre, 70 days


Market Note: Sales outstripping supply with rising Market Action Index.


Orange


Market Snapshot

  • Median list price: $1,425,000

  • Price per sq ft: $668

  • Inventory: 117 homes

  • Market Action Index: 45 (Strong Seller's Market)


Market Activity

  • Average days on market: 60

  • Median days on market: 49

  • Price decreased: 38%

  • Price increased: 4%

  • Relisted: 3%

  • Median rent: $4,525


Market Segments

  • Luxury ($2.7M): 3,616 sq ft on 0.25-0.5 acre, 52 days

  • Upper-Mid ($1.6M): 2,501 sq ft, 56 days

  • Mid-Range ($1.2M): 1,771 sq ft, 28 days

  • Entry ($1.0M): 1,539 sq ft, 35 days


Market Note: Market achieving relative stasis but low inventory keeps it in Seller's Market zone.


What This Means for You


If You're Buying:

  • Act quickly - Inventory is dropping and demand is at its highest since March

  • Competition is increasing - More buyers are entering the market as rates stabilize

  • Luxury buyers have opportunity - High-end market time has decreased significantly

  • Financing is critical - Get pre-approved before touring homes


If You're Selling:

  • Strong seller's market - All three cities show Market Action Index of 45-47

  • Price strategically - 15-38% of listings have price reductions across markets

  • Market timing matters - Expected market time is 49-130 days depending on location and price

  • Equity position is strong - 99.7% of sales are equity sellers, not distressed

  • Premium properties moving faster - Luxury market has improved dramatically


Market Outlook: With inventory at its lowest point since June and demand climbing, expect continued seller advantages through fall. The absence of distressed properties (only 8 in all of Orange County) indicates a healthy, stable market driven by equity sellers and qualified buyers.


Want a personalized market analysis for your neighborhood?

Contact me at (714) 909-8808 or vytran@firstteam.com


Vy Tran

First Team Real Estate | Luxury Portfolio International

Click HERE for Vy's Zillow Profile & Reviews


Data sources: Reports On Housing (Steven Thomas) and Altos Research. Information deemed reliable but not guaranteed.

 
 
 

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