Here’s a quick Orange County real estate update based on what I’m seeing week-to-week across the county. The most important thing to know right now:
Orange County isn’t one market, it’s dozens of micro-markets.
Results vary by neighborhood, school zone, condition, and price point, even within the same city.
Quick Snapshot (What’s happening right now)
- Well-priced, turnkey homes are still moving quickly, and the best ones can still attract multiple offers.
- Overpriced or dated homes are sitting longer, seeing price reductions, and buyers are negotiating harder.
Bottom line: OC is a two-speed market.
What I’m seeing with buyers
- Buyers are active, but much more payment-conscious and selective.
- They’re waiting unless a home feels like a strong value.
- When the right home hits the market, they still move fast.
These are the factors creating totally different outcomes:
- Coastal vs inland demand
- School zones (huge driver)
- Single-family vs condo
- Homes under ~$1.2M–$1.5M vs luxury price points
- Turnkey vs fixer (condition matters more than ever)
If you’re hearing “the market is up” and “the market is down,” both can be true!
Because the real story is happening at the micro level, street-by-street.
If you’d like, I’m happy to send a simple 1-page snapshot of your neighborhood (or the area you’re watching) so you can see what’s happening in your micro-market. No pressure, just clarity.
Just email me with your city + home type (SFR/condo).
— Katie Edwards
Your Realtor, Neighbor, Friend
