Orange County Real Estate Update: Spring Activity Is Picking Up

I wanted to share a quick Orange County market update as we move further into the spring season.

Over the past couple of weeks, there’s been a noticeable shift in activity. The data is giving us a pretty clear picture of where things stand — and overall, this looks like a healthy spring market forming.

Inventory Is Growing — And So Is Buyer Activity

As of early February, across Orange County:

• 3,336 active listings (up from 3,275 the week prior)
• 634 new listings hit the market in just the past 7 days
• 1,570 homes currently under contract or pending
• 325 homes closed in the last week alone

This is what we typically expect to see as we move into spring. More sellers are coming to market, and buyers are responding.

Based on current pace, overall transaction volume this year should exceed last year’s totals.

Homes Are Moving Faster

One of the more interesting shifts:
Median days on market dropped from 44 days to 31 days week-over-week.

Here’s how that breaks down by price range:

• Under $1M → 34 days
• $1M–$2M → 25 days
• $2M+ → 47 days

A big reason for the drop is fresh inventory entering the market. In January alone, 2,005 new listings came on — and 261 of those have already accepted offers.

Buyers are acting quickly when homes are priced appropriately. The market is rewarding strategy.

Negotiation Trends

Overall, homes are selling about 3.1% below list price on average.

For properties under $2.5M, the average negotiation gap is roughly 1.3% — about $15,000.

Higher-end properties are seeing wider negotiation margins, while the core market (that $800K–$2M range) remains relatively balanced.

We’re not in a frenzy market — but we’re also not in a slow one.

Price Snapshot

Current median pricing across the county:

• Median list price (Single Family): $1,937,500
• Median list price (Condos/Townhomes): $850,000
• Median closed price (SFR, last 7 days): $1,373,750
• Median closed price (Condos, last 7 days): $815,000

Orange County continues to offer a wide range of opportunities — from entry-level condos starting around $250,000 to luxury estates exceeding $10M.

It’s not one market. It’s multiple micro-markets moving at different speeds.

Huntington Beach Snapshot

Huntington Beach continues to show resilience.

• 197 active listings
• 96 homes under contract or pending
• Median days on market: 28
• Average single-family list price: $2.4M

Well-priced homes are attracting strong interest, especially in desirable pockets and updated properties.

What This Means

For Sellers

Spring demand is here. Inventory is rising, but buyers are active and motivated. Strategic pricing and strong presentation matter more than ever.

The homes that are winning right now are positioned correctly from day one.

For Buyers

More options are coming online each week. That’s good news. But well-positioned homes are still moving quickly, especially in that core price range.

Preparation and timing are everything.

If you’re thinking about selling, understanding your home’s current value is the best first step. I’m happy to run a detailed valuation and break down exactly how your neighborhood compares to current activity.

And if you’re watching specific areas like Huntington Beach, Costa Mesa, Fountain Valley, or Newport, I can send hyper-local updates tailored to what you’re looking for.

Let me know if you’d like a breakdown specific to your property or your goals.