Orange County Housing Summary: February 17, 2026
- The active listing inventory in the past couple of weeks increased by 175 homes, up 6%, and now stands at 3,354. Last year, there were 3,033 homes on the market, 321 fewer homes, or 10% less. The 3-year average (2017 to 2019) was 4,834, which is 44% higher. In January, 15% fewer homes came on the market than the 3-year average (2017 to 2019), 466 fewer. Only 43 more sellers came on the market this January compared to January of last year, 534 more than in 2024, and 878 more than in 2023.
Buyer demand, the number of pending sales over the prior month, surged by 246 in the past two weeks, up 19%, and now stands at 1,510. Last year, there were 1,497 pending sales, 1% less than today. The 3-year average (2017 to 2019) was 2,336, which is 55% higher.
- With demand surging compared to the smaller rise in supply, the Expected Market Time, the number of days to sell all Orange County listings at the current buying pace, plunged from 75 to 67 days in the past couple of weeks. Nonetheless, it is the highest mid-February’s 90 days. Last year, it was 61 days, slightly faster than today. The 3-year average (2017-2019) was 63 days, similar to today.
- In the past two weeks, the Expected Market Time for homes priced below $750,000 decreased from 81 to 62 days. This range represents 21% of the active inventory and 23% of demand.
- The Expected Market Time for homes priced between $750,000 and $1 million decreased from 56 to 55 days. This range represents 15% of the active inventory and 18% of demand.
- The Expected Market Time for homes priced between $1 million and $1.25 million decreased from 46 to 44 days. This range represents 10% 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 54 to 44 days. This range represents 10% of the active inventory and 14% of demand.
- The Expected Market Time for homes priced between $1.5 million and $2 million decreased from 81 to 69 days. This range represents 14% of the active inventory and 13% of demand.
- The Expected Market Time for homes priced between $2 million and $2.5 million decreased from 88 to 85 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 117 to 123 days. For homes priced between $4 million and $6 million, the Expected Market Time decreased from 170 to 145 days. For homes priced above $6 million, the Expected Market Time decreased from 267 to 245 days.
- Short sales and foreclosures combined, comprised only 0.1% of all listings and 0.2% of demand. Two foreclosures and one short sale are available today in Orange County, bringing the total of distressed homes on the active market to three, down one from two weeks ago. Last year, six distressed homes were on the market, similar to today.
- There were 1,214 closed residential resales in January, down 4% compared to January 2025’s 1,268 sales, and down 26% from December 2025. The sales-to-list price ratio in Orange County was 96.8%. Foreclosures accounted for 0.2% of all closed sales, and short sales accounted for 0.1%. That means that 99.7% of all sales were sellers with equity.
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