Orange County Housing Summary: September 2, 2025
- The active listing inventory in the past couple of weeks decreased by 142 homes, down 3%, and now stands at 4,869, its largest drop of the year. Orange County reached its peak a month ago, marking its first normal July-to-August peak since 2022. Last year, there were 3,599 homes on the market, 1,270 fewer homes, or 26% less. The 3-year average (2017-2019) was 6,569, which is 35% higher. From January through August, 26% fewer homes came on the market compared to the 3-year average (2017-2019), 7,561 less.
Buyer demand, the number of pending sales over the prior month, decreased by 93 homes, down 6%, and now stands at 1,559, its largest drop of the year. Last year, there were 1,470 pending sales, 6% lower than today. The 3-year average (2017-2019) was 2,438, which is 56% higher.
- With demand falling faster than supply, the Expected Market Time, the number of days to sell all Orange County listings at the current buying pace, increased from 91 to 94 days in the past couple of weeks, its highest end-of-August level since 2018. Last year, it was 73 days, substantially faster than today. The 3-year average (2017-2019) was 82 days, which is also faster than today.
- In the past two weeks, the Expected Market Time for homes priced below $750,000 remained decreased from 76 to 71 days. This range represents 17% of the active inventory and 22% of demand.
- The Expected Market Time for homes priced between $750,000 and $1 million increased from 64 to 72 days. This range represents 14% of the active inventory and 19% of demand.
- The Expected Market Time for homes priced between $1 million and $1.25 million decreased from 77 to 64 days. This range represents 11% of the active inventory and 16% of demand.
- The Expected Market Time for homes priced between $1.25 million and $1.5 million decreased from 85 to 75 days. This range represents 11% of the active inventory and 14% of demand.
- The Expected Market Time for homes priced between $1.5 million and $2 million increased from 95 to 98 days. This range represents 15% of the active inventory and 14% of demand.
- The Expected Market Time for homes priced between $2 million and $2.5 million decreased from 128 to 120 days. This range represents 7% of the active inventory and 6% of demand.
- In the past two weeks, the Expected Market Time for homes priced between $2.5 million and $4 million increased from 180 to 196 days. For homes priced between $4 million and $6 million, the Expected Market Time increased from 202 to 221 days. For homes priced above $6 million, the Expected Market Time increased from 321 to 540 days.
- Short sales and foreclosures combined, comprised only 0.1% of all listings and 0.3% of demand. Only four foreclosures and three short sales are available today in Orange County, with a total of seven distressed homes on the active market, unchanged from two weeks ago. Last year, nine distressed homes were on the market, similar to today.
- There were 1,934 closed residential resales in July, down 5% compared to July 2024’s 2,034 and up 5% from June 2025. The sales-to-list price ratio was 97.5% for Orange County. Foreclosures accounted for 0.05% of all closed sales, and short sales accounted for 0.05%. That means that 99.9% of all sales were sellers with equity.
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