Live data · Updated July 27, 2026 Orange County Market Intelligence

OC Real Estate Strategic Briefing

Live market data, price trends, mortgage rates, and news for Irvine, Newport Beach, and Orange County — a decision-quality picture for homeowners and buyers.

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Market snapshot

Orange County at a glance.

Key indicators updated 2026-07-27.

Irvine Median Price

$1.30M

YoY +5.2% · $685/sqft

Market Condition

Seller's Market

2.1mo inventory (under 3 = seller's)

30-Year Fixed Mortgage

6.85%

15yr: 6.12% · 5/1 ARM: 5.95%

Avg Days on Market

28d

YoY -12% · S/L 98.5%

City tracker

Six Orange County markets.

Price, inventory, and velocity by city — updated 2026-07-27.

Irvine

$1.30M

▲ 0.8% MoM · YoY +5.2% · $685/sqft

DOM28d (▼12%)

Inventory2.1mo (▼8%)

Active312

Sale/List98.5%

Newport Beach

$2.10M

▼ 0.5% MoM · YoY +3.8% · $1120/sqft

DOM45d (▲5%)

Inventory3.5mo (▲3%)

Active287

Sale/List96.2%

Tustin

$925K

▲ 0.3% MoM · YoY +4.1% · $520/sqft

DOM22d (▼15%)

Inventory1.8mo (▼12%)

Active156

Sale/List99.1%

Yorba Linda

$1.12M

▲ 0.2% MoM · YoY +3.5% · $485/sqft

DOM31d (▼8%)

Inventory2.5mo (▼5%)

Active198

Sale/List97.8%

Laguna Niguel

$1.28M

▲ 0.6% MoM · YoY +4.8% · $590/sqft

DOM35d (▼10%)

Inventory2.8mo (▼7%)

Active174

Sale/List97.5%

San Clemente

$1.19M

▲ 0.4% MoM · YoY +4.2% · $555/sqft

DOM38d (▼6%)

Inventory3.0mo (▲2%)

Active203

Sale/List96.8%

Irvine villages

Price by ZIP code.

Median home prices across Irvine's communities (2026 Q2).

Irvine Median Home Prices by ZIP Code

Each ZIP maps to one or more of Irvine's 22+ planned villages. Prices reflect 2026 Q2 CRMLS data.

ZIP Code	Community / Village	Median Price
92602	Portola Springs/Northwood	$1,450,000
92603	Newport Coast/Shady Canyon	$3,200,000
92604	Quail Hill/Laguna Altura	$1,180,000
92606	Santa Ana Heights	$1,050,000
92612	University Park/Westpark	$1,250,000
92614	Woodbridge	$1,320,000
92618	Orchard Hills/Portola	$1,150,000
92620	Woodbury/Eastwood	$1,380,000

News digest

Orange County real estate headlines.

Latest news aggregated from Google News — updated July 27, 2026.

Recent OC Real Estate Headlines

Date	Headline	Source	Tags
2026-06-24	Orange County housing indicators - firsttuesday Journal	firsttuesday Journal	Industry
2026-06-30	Irvine, CA Agent Regina Chen Named a RealTrends Verified Top Agent - Newswire.com	Newswire.com	Industry
2026-07-07	Cotality: Home Prices Hold Firmer in May 2026 - Business Wire	Business Wire	Market
2026-03-23	Home prices dip in 56% of OC. How did your ZIP do? - Orange County Register	Orange County Register	Market
2026-06-09	ATTOM INTRODUCES RESISCORE, DELIVERING AI-POWERED NEIGHBORHOOD RANKINGS FOR RESIDENTIAL REAL ESTATE - Morningstar	Morningstar	Industry
2026-03-02	California housing crash fears as buying rates plummet below Great Recession level - New York Post	New York Post	Rate
2026-06-01	Repeat record-setting Irvine mansion may do it again with latest listing - The Real Deal	The Real Deal	Industry
2026-05-25	Rock Island and Henry County real estate transactions for May 24, 2026 - The Quad-City Times	The Quad-City Times	Industry
2026-02-02	Announcing the 2026 TECH100 Real Estate Winners - HousingWire	HousingWire	Industry
2026-04-20	Foreclosures Up 26 Percent - Realty News Report	Realty News Report	Industry

Strategic positioning

Irvine market: bull vs bear.

Both sides of the argument — see the tradeoffs before deciding.

Bull Case

1. Structural seller's market: 2.1 months of inventory (under 3 = strong seller's). 98.5% sale-to-list ratio. Prices up 5.2% YoY. Limited new construction in built-out master plan.

2. IUSD premium persists: Irvine Unified remains top-rated in OC. School-zone homes command 15-25% premium over comparable non-IUSD properties. International buyer demand continues.

3. Tech employer expansion: Broadcom, Blizzard, Irvine Company expansions drive high-income buyer demand. Median household income $114K+ supports current price levels.

Bear Case

1. Affordability erosion: At $1.3M median with 6.85% mortgage, monthly payment exceeds $7,500. First-time buyer pool shrinking. Price growth may moderate if rates stay elevated.

2. Mello-Roos burden: Portola Springs, Orchard Hills, Eastwood carry Mello-Roos adding $3K-$8K/yr to property tax. Effective tax rate can reach 1.5-1.8%.

3. Rate sensitivity: If mortgage rates rise above 7.5%, buyer demand could soften. DOM may extend. Sellers should monitor Fed policy closely.

Decision framework

Three-path seller review.

See the tradeoffs, not just one flattering price.

Seller Strategy Comparison

Path	Strategy	Best For	Expected Net	Timeline
01	Sell in current condition	Urgent timeline, simplicity priority	95-97% of list	30-45 days
02	Complete focused preparation	Maximize sale price, moderate timeline	97-100% of list	60-90 days
03	Launch for maximum exposure	$2M+ properties, unique features	100-103% of list	90-120 days

What to watch

Observation points for sellers.

Key signals that could shift the market — track these monthly.

Market Watchpoints

#	Observation Point	Status / Signal	Priority	Timeframe
1	Fed rate decision impact on mortgage rates	30yr at 6.85% — watch for Fed signals	High	Next FOMC
2	Irvine inventory trajectory	2.1mo, YoY -8%	Medium	Monthly
3	IUSD school boundary changes	Monitor for rezoning announcements	Medium	Annual
4	Newport Beach luxury inventory	3.5mo, DOM 45d	Track	Quarterly
5	Mello-Roos assessment changes	Newer villages may see adjustments	Track	Annual

Disclaimer: This briefing is for informational purposes only and does not constitute real estate, legal, or financial advice. Market data is based on CRMLS, California Association of REALTORS®, and public estimates. Data can change. Contact a licensed California real estate professional for property-specific guidance.