Orange County Housing Summary: March 2, 2026
- The active listing inventory in the past couple of weeks increased by 177 homes, up 5%, and now stands at 3,531. Last year, there were 3,183 homes on the market, 348 fewer homes, or 10% less. The 3-year average (2017 to 2019) was 4,982, which is 41% higher. From January through February, 22% fewer homes came on the market than the 3-year average (2017 to 2019), 1,383 fewer. There were 238 fewer than last year, 684 more than in 2024, and 1,331 more than in 2023.
Buyer demand, the number of pending sales over the prior month, increased by 32 in the past two weeks, up 2%, and now stands at 1,542. Last year, there were 1,569 pending sales, 2% more than today. The 3-year average (2017 to 2019) was 2,424, which is 57% higher.
- With supply increasing faster than demand, the Expected Market Time, the number of days to sell all Orange County listings at the current buying pace, increased from 67 to 69 days in the past couple of weeks. It is the highest end-of-February reading since 2019’s 84 days. Last year, it was 61 days, slightly faster than today. The 3-year average (2017-2019) was 62 days, also slightly quicker than today.
- In the past two weeks, the Expected Market Time for homes priced below $750,000 increased from 62 to 66 days. This range represents 21% of the active inventory and 22% of demand.
- The Expected Market Time for homes priced between $750,000 and $1 million remained at 52 days. This range represents 14% of the active inventory and 18% of demand.
- The Expected Market Time for homes priced between $1 million and $1.25 million increased from 44 to 49 days. This range represents 10% of the active inventory and 14% of demand.
- The Expected Market Time for homes priced between $1.25 million and $1.5 million decreased from 44 to 42 days. This range represents 10% of the active inventory and 16% of demand.
- The Expected Market Time for homes priced between $1.5 million and $2 million remained at 69 days. This range represents 13% of the active inventory and 14% of demand.
- The Expected Market Time for homes priced between $2 million and $2.5 million increased from 85 to 101 days. This range represents 8% of the active inventory and 5% of demand.
- In the past two weeks, the Expected Market Time for homes priced between $2.5 million and $4 million increased from 123 to 126 days. For homes priced between $4 million and $6 million, the Expected Market Time decreased from 145 to 117 days. For homes priced above $6 million, the Expected Market Time increased from 245 to 262 days.
- Short sales and foreclosures combined, comprised only 0.1% of all listings and 0.2% of demand. Two foreclosures and two short sales are available today in Orange County, bringing the total of distressed homes on the active market to four, up one from two weeks ago. Last year, five 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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