Orange County heads into the last stretch of 2026 with prices close to their spring high, more homes on the market than a year ago, and mortgage rates above 7%. That mix gives buyers more room to negotiate than they have had in a while, and it rewards sellers who price carefully from day one. Here is where the numbers stand and what they mean if you plan to buy or sell in the next few months.
Where prices stand
According to the California Association of REALTORS® (C.A.R.), the median price of an existing single-family home in Orange County was $1,480,000 in September 2026. That is up 5.6% from $1,401,250 in September 2025 and up 1.9% from August. For comparison, C.A.R. put the statewide median at $899,720 for the same month, and the Southern California median at $895,000.
Data from the California Regional MLS (CRMLS) for September 2026 lands in the same place: a single-family median of $1,456,000, up 4.7% year over year. That report puts the 2026 peak at $1,470,000 in May and June, so September prices sat about 1% below the high. Condos and townhomes moved less. CRMLS showed a September median of $794,500 for attached homes, up 1.2% from a year earlier.
Zillow's home value index, which tracks the typical home value across all homes and not only the ones that sold, came in at about $1,175,000 for Orange County in September 2026, up 3.2% from a year earlier.
October sale prices for the county were not yet published when this was written. C.A.R. releases its October report in the second half of November.
How many homes are selling, and how fast
Sales are running a little behind last year. C.A.R. reported that Orange County single-family sales in September 2026 were down 2.0% from September 2025. Counting all home types, CRMLS data showed 1,658 closed sales in September, down 4.6%, with 1,553 homes in escrow, down 13.5% from a year earlier. Escrows are the best early read on the next month or two of closings, so that drop is worth watching.
Homes that are priced right still sell in about a month. C.A.R. put the median time on market for Orange County single-family homes at 30 days in September 2026, compared with 33 days a year earlier. Statewide, C.A.R. reported that sellers received 98.8% of list price at the median in September.
Inventory and supply
There is more to choose from this fall. According to Realtor.com's October 2026 data, Orange County had 4,692 active listings, up 10.4% from October 2025. New listings for the month were 1,944, down 7.9%, so the gain comes from homes staying on the market longer more than from a wave of new sellers. Pending listings were 1,466, down 22.9% from a year earlier.
Realtor.com also reported a median list price of $1,260,000 in October 2026, down 7.5% from a year earlier, and a median of 56 days on market for listings. About 19.4% of listings had a price reduction during the month. Keep in mind that these are asking-price figures. They reflect what is for sale today, and the mix shifts from month to month.
C.A.R.'s Unsold Inventory Index, which estimates how many months it would take to sell every listing at the current pace, was 3.0 months for Orange County in September 2026, the same as a year earlier. The statewide figure was 3.7 months.
Mortgage rates and affordability
According to Freddie Mac's Primary Mortgage Market Survey, the average 30-year fixed rate was 7.11% for the week of November 12, 2026, down from 7.18% the week before. A year earlier it was 6.24%. The 15-year fixed averaged 6.45%.
C.A.R.'s third quarter 2026 Housing Affordability Index shows the pressure that puts on buyers. Using a median price of $1,470,000, C.A.R. estimated a monthly payment of $9,360 including taxes and insurance, and a minimum qualifying income of $374,400. By that measure, 15% of Orange County households could afford the median-priced single-family home in the third quarter.
How north Orange County compares
Orange County is many markets at once. Zillow's home value index for September 2026 shows how much typical values differ from city to city in the north part of the county:
| City | Zillow typical home value, Sept 2026 | Change from Sept 2025 |
|---|---|---|
| Buena Park | $929,000 | +2.8% |
| Anaheim | $942,000 | +3.1% |
| Garden Grove | $1,002,000 | +4.8% |
| Fullerton | $1,038,000 | +3.0% |
| Cypress | $1,068,000 | +4.0% |
| Placentia | $1,101,000 | +3.0% |
| Brea | $1,117,000 | +2.2% |
| La Palma | $1,185,000 | +4.4% |
| Yorba Linda | $1,398,000 | +3.4% |
| Los Alamitos | $1,569,000 | +5.5% |
Every north county city on that list gained value over the year, with increases between 2.2% and 5.5%. Most of these cities sit below the countywide figure of about $1,175,000, which is pulled up by coastal and south county prices. Newport Beach, for example, had a Zillow value of about $3,711,000 in September 2026. Irvine was the exception to the upward trend among the large cities, with Zillow showing a typical value of about $1,481,000, down 1.9% from a year earlier.
In practice, that puts much of north county in the $900,000 to $1.2 million range for a typical home, with the 5, 91, 57 and 22 freeways connecting these cities to jobs in Los Angeles County and central Orange County.
What this means for buyers
- You have more time to decide. With active listings up about 10% and pending sales down, fewer homes are drawing multiple offers in the first weekend. Use that time to see a home twice and read the disclosures before you write.
- Look at how long a home has been listed. A home that has sat for 45 days or more, or has had a price cut, usually has more room on price, credits or repairs than a fresh listing.
- Keep your contingencies. In a slower market there is less reason to waive the inspection or appraisal contingency. Protecting yourself is part of a normal offer right now.
- Run your payment at today's rate. At 7.11% on a 30-year loan, every $50,000 in price changes the payment noticeably. Get fully pre-approved and know your ceiling before you start touring.
- Do not wait for a big price drop. Prices in most of the county are still higher than a year ago. The opening this fall is in terms and negotiation more than in falling prices.
What this means for sellers
- Price to the last 90 days of sales. Spring prices were the high point of the year. Pricing to a May comparable sale in November tends to lead to a reduction later.
- The first two weeks matter most. A home priced right still sells in about a month. Homes that miss early tend to sit, and the longer they sit, the more buyers ask for.
- Prepare the home before photos. Paint, landscaping, minor repairs and a deep clean cost far less than a price cut. Buyers have choices this fall and they compare.
- Expect to negotiate. Repair credits and help with a buyer's closing costs or rate buydown are common asks right now. Decide ahead of time what you can offer.
- Know your timing. Activity usually slows through the holidays. Sellers who list in November and December face fewer buyers, and they also face less competition from other listings.
The bottom line
Orange County prices are holding near their 2026 high and are up year over year, while inventory has grown and sales have slowed. Mortgage rates above 7% keep many buyers careful. Buyers have more room to negotiate than they did a year ago, and sellers who price to current sales and prepare the home well are still getting results.
Figures are from the California Association of REALTORS® (September 2026 sales report and third quarter 2026 affordability report), CRMLS data (September 2026), Realtor.com (October 2026), Zillow (September 2026) and Freddie Mac (week of November 12, 2026), and were current as of November 2026. Market data changes monthly.
If you are thinking about selling, or you want a plan to buy in Orange County, contact Tony Ayoub. Tony is a REALTOR® and mortgage loan originator (NMLS ID 2359276) with The Real Estate Solution in Cerritos, licensed in real estate since 2007, and he speaks English and Arabic. Ask him for a home value or a buying plan for your budget.
