Turtle Rock & Turtle Ridge Market Update: What Buyers & Sellers Should Know Right Now

December 2025 | Patti Gregory, Realtor | Haven Realty Group

Turtle Rock and Turtle Ridge in Irvine remain two of the most sought-after communities in Orange County — known for their serene neighborhoods, beautiful views, and access to top-rated schools. Whether you’re considering a move, preparing to list your home, or just watching the market, here’s what you need to know.

🔍 Market Highlights

📌 Active Listings

• Total Active Homes: 19

• Price Range: $1.27M to $6.79M

• Average List Price: ~$2.66M

• Average Days on Market: 66 days

Many sellers are pricing confidently, but longer days on market indicate opportunities for buyers — especially with properties sitting unsold after 60+ days.

🔄 Under Contract & Pending Sales

• Active Under Contract Homes: 5

• Pending Sales: 4

• Average Price (Pending/AUC): ~$2.9M

• Average Days on Market Before Escrow: 63–70 days

Homes in escrow show that buyers are still active — especially when properties are well-presented and priced competitively.

✅ Recently Sold

• Total Sold: 2

• Sale Prices: $1.4M and $1.525M

• Average Sold Price: $1.462M

• Average Days on Market: 59 days

Buyers are moving forward on homes with the right combination of location, price, and presentation. These sales set realistic expectations for both buyers and sellers.

💡 What This Means for You

🏠 Sellers:

This is still a strong market — but buyers are becoming more selective. If your home has been on the market for over 60 days, this may be the moment to refresh your strategy, update staging, or consider a price improvement. Serious buyers are still out there, especially with year-end motivation.

🔑 Buyers:

Now is a great time to negotiate concessions like seller-paid closing costs or rate buydowns — especially on homes that have been sitting longer. We’re seeing more seller flexibility in Q4.

🎯 Want a Custom Market Update?

Whether you’re buying or selling, I can create a personalized report based on your property or area of interest — including pricing trends, comps, and strategic insights. Let’s chat about your 2026 goals!

📞 Call/Text: 714.398.1998

www.pattigregoryrealtor.com
📧 Email: pattigregoryrealestate@gmail.com