Orange County is heating up again and honestly… it feels like we’re back in it.
What the numbers are saying
As of April, median home prices are sitting right around $1.3M, up about 4–5% from last year. Demand is strong, buyers are out, and even with more homes hitting the market, it’s still competitive.
Inventory has finally started to build (we’re seeing over 4,300 active listings), which sounds like relief… but homes are still moving quickly. The good ones? Gone fast. The ones that miss the mark? Sitting.
The luxury market is also having a moment. $2.5M+ buyers are showing up in a big way, which is always a strong signal of confidence in the market overall.
What this looks like right now
Two similar homes hit the market around the same time. One is priced right, well-prepped, and positioned to hit the market where buyers are actually looking.
The other comes in just a bit high, thinking there’s room to negotiate.
The first gets strong activity right away and goes under contract quickly. The second gets some early interest… then slows. A couple weeks later, there’s a price reduction. Then another. And now it’s chasing the market instead of leading it.
Same neighborhood. Similar home. Completely different outcomes.
What buyers are doing
Buyers are adjusting.
They’ve accepted the rates, they’re getting back in, and they’re ready to move when the right home hits.
What this means for sellers
Sellers still have the upper hand, but strategy matters more than ever.
Pricing, prep, and positioning will either get you multiple offers…
Or leave you chasing the market.
My take going into the rest of 2026
More inventory is coming, but not enough to tip the scales. It’s going to stay competitive. Prices will likely keep climbing (just not in big spikes), and the homes that feel right for the lifestyle people want are the ones that will continue to win.
Bottom line
It’s not just about getting into the market right now. It’s about getting in smart.
Because in this market, the difference between selling quickly and sitting… comes down to how you show up on day one.
If you’re thinking about buying or selling this year, I can show you exactly where your home or price range falls in today’s market, and what it would take to be on the “moving fast” side of that line. Email me today.
— Katie Edwards
Your Realtor, Neighbor, Friend
