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If you’ve been waiting on the sidelines, Orange County home buyers have good reason to pay attention right now. Buyers have more homes to choose from than a year ago, fewer people competing for them, and more time to make a decision. The buyers who come out ahead are the ones who know the numbers before they make a move.
Here’s what I’m seeing in the market right now and what it means for you.
More Homes to Choose From Than Last Year
There are currently 4,982 homes for sale across Orange County. That is 113 more than this time last year, when 4,869 homes were on the market.
Even so, inventory is still well below what used to be normal. Before COVID, from 2017 to 2019, the average was 6,569 homes, 32% higher than today. From January through August, 27% fewer homes came on the market than that pre-COVID average, which works out to 8,010 fewer listings.
What it means for Orange County home buyers: you have more options than you did a year ago, but supply is still limited, so when the right home comes along, be ready to act.
Orange County Home Buyers Face Less Competition
Buyer activity has cooled. There were 1,468 pending sales in Orange County over the past month, down 60 (4%) in just two weeks. A year ago, there were 1,591 pending sales, 8% more than today. Before COVID, the average was 2,363, 61% higher than where we are now.
Fewer buyers means less competition and more room to negotiate on price, repairs and terms.
Homes Are Taking Longer to Sell
If every home listed in Orange County sold at today’s pace, it would take 101 days to sell them all, up from 98 days two weeks ago. Last year it was 90 days, and the pre-COVID average was 84 days.
When homes take longer to sell, sellers become more open to working with you. That is your opportunity.
Luxury Orange County Home Buyers Have Even More Time
Here’s how long it would take to sell all current listings at today’s pace in the upper price ranges:
- $2.5 million to $4 million: 106 days, up from 95 days two weeks ago
- $4 million to $6 million: 195 days, up from 185 days
- Above $6 million: 345 days, down from 352 days
At these price points, prepared luxury buyers have time on their side and real negotiating power.
Don’t Expect Every Seller to Cave
Here’s the reality check. Only 52% of the homes that closed in August sold below their asking price, which means nearly half sold at or above it. Orange County’s overall sales-to-list price ratio was 99.5%.
A slower market doesn’t mean every seller will accept a lowball offer. Well-priced, well-kept homes still draw strong offers. The buyers who do best know which homes have room to negotiate and which ones don’t.
Distressed Deals Are Rare
If you’re hoping for a foreclosure bargain, don’t count on it. There are only 12 distressed homes on the market in all of Orange County: four foreclosures and eight short sales. Together, that is just 0.2% of all listings, the same number as a year ago. In August, 99.72% of all sales were sellers with equity.
Closed Sales Are Down
There were 1,755 closed resales in Orange County in August, down 6% from 1,875 in August 2025 and down 9% from July.
Your Next Move
Right now, Orange County home buyers have more choices, less competition and more time than they’ve had in a while. Market conditions don’t stand still, and the best opportunities go to buyers who are prepared before they find the right home.
If you’re thinking about buying in South Orange County, let’s sit down and build your game plan, from the price ranges with the most room to negotiate to how to write an offer that gets accepted. You can also search homes for sale across South Orange County.
Donna Brown | Realtor® | DRE #02228536 | Keller Williams OC Luxury Realty | 949-491-2446