Orange County Market Update: Prices Are Holding, But Sellers Are Negotiating

by Patti Gregory

Orange County home prices are holding steady, but most sellers are negotiating to get the deal done.

The countywide median sold price was $1.26M this week, across 390 closed sales.

Here's what stood out from the week of September 29 to October 6.

The Big Picture

📊 Median sold price: $1.26M

🏡 Homes sold: 390

⏳ Average days on market: 36

📦 Months of inventory: 3.1

At 3.1 months of supply, the market still leans slightly toward sellers.

But the details tell a more balanced story.

3 Things This Week's Numbers Are Telling Us

1. Inventory is shrinking

291 homes went under contract and 330 expired or were cancelled.

That's 621 listings leaving the market, while only 337 new ones came on.

Active inventory dipped to 4,612 homes.

Fewer choices heading into fall.

2. Negotiating is the norm, but good homes still move fast

63% of homes sold below their final list price.

Yet 43% of sales went under contract within two weeks.

So both things are true.

Buyers have room to negotiate.

And well-priced homes still don't sit long.

3. Price reductions are doing the heavy lifting

36% of this week's new contracts came after a price reduction.

In Irvine, the busiest city this week with 38 sales, 60% of new contracts followed a reduction.

Pricing right from day one matters more than ever.

Around the County

Coastal OC is its own market, with a median of $1.98M.

Newport Beach led at $4.66M, and 46 homes countywide sold for $3M or more.

South, Central, and North OC ranged from $1.06M to $1.18M.

A few cities ran hotter than the rest.

In Costa Mesa, 77% of homes sold at or above list price.

In Santa Ana, it was 56%.

What This Means for You

If you're buying:

You likely have room to negotiate on price, credits, or terms.

Just know the best-priced homes still move quickly.

If you're selling:

Buyers are paying full price for homes that are priced right.

The homes sitting are often the ones that started too high.

If It's Helpful

I'm always happy to share what's happening in your specific neighborhood.

No pressure.

Just the numbers, so you can make your own best decision.

Patti Gregory, REALTOR® | Haven Realty Group | REAL Brokerage | DRE #01182154

714.398.1998 | pattigregoryrealestate@gmail.com | pattigregoryrealtor.com

Source: CRMLS, residential activity 9/29–10/6/26, Orange County. Data deemed reliable but not guaranteed.