August 3, 2026
Orange County
Housing Report
"The attached home market — condominiums and townhomes — is substantially slower than the detached home market, which is pushing prices lower."
Prepared by
Jason & Susan Zwolak
The Zwolak Group · First Team Real Estate
01 · Market Snapshot
The numbers at a glance
Source: Reports on Housing · CRMLS · August 3, 2026
01
Active Inventory
5,046
homes · +26 in 2 weeks · +1% · vs. 5,071 last year
02
Expected Market Time
101
days · down from 102 · vs. 95 last year
03
Pending Sales / Demand
1,494
+22 in 2 weeks · first rise since May · vs. 1,604 last year
04
Closed Resales (June)
1,994
+9% vs. June 2025 · +10% from May
05
Sales-to-List Ratio
99.9%
99.7% sellers with equity
06
Median Active List Price
$1.3M
All of Orange County
02 · Hyperlocal Reality
Your neighborhood is not the county average
Every city, zip code, and micro-market in Orange County tells a different story. Newport Beach, Anaheim Hills, and Rancho Santa Margarita can move at entirely different speeds — and the same is true block by block. If you want the true value of your home and a clearer picture of where you stand, you need hyperlocal statistics for your specific area.
"Don't rely on broad OC headlines. Reach out and I will give you the hyperlocal statistics for your exact area — so you can make decisions based on true value, not averages."
Examples from the August 3 report: Westminster at 69 days, Tustin at 105 days, Yorba Linda at 86 days, and Villa Park at 150 days. Your results depend on your specific price point, condition, and location.
03 · Active Listing Inventory
Inventory edges up — and may have hit its 2026 peak
The active listing inventory rose by 26 homes over the past two weeks, up 1%, to 5,046 — its highest level since last July. Supply is tracking last year almost exactly (5,071 homes then), so this end-of-July reading could mark the 2026 peak. It remains 34% below the pre-COVID 3-year average of 6,753.
End-of-July Active Inventory — Year over Year
04 · Demand & Behavior
The condo conundrum — the entry point is losing its edge
01
Condos cost more than the sticker price
The median attached home is $760,391 versus $1,305,471 detached — but median HOA dues on June attached sales were $507 a month, compared to $0 for detached. Rising insurance, underfunded reserves, and special assessments keep eroding that affordability advantage.
02
Demand ticked up for the first time since May
Demand rose by 22 pending sales in two weeks, up 1%, to 1,494 — the first increase since the start of May. Last year it was 1,604 (7% higher), and the pre-COVID 3-year average was 2,630, 76% above today. Mortgage rates sit at 6.82%, up from 6% in late February.
03
Financing condos just got harder
As of August 3, Fannie Mae and Freddie Mac eliminated streamlined condo reviews, requiring full review of HOA budgets, reserves, maintenance history, and insurance. In January 2027 reserve requirements rise from 10% to 15% — expect longer closings and stricter eligibility.
05 · Expected Market Time
Market time steadies at 101 days
With supply and demand each rising 1%, Expected Market Time eased from 102 to 101 days. Last year it was 95 days and the pre-COVID norm was 78. The split matters: condominiums and townhomes now take 114 days versus 93 days for detached homes — three extra weeks to sell.
End-of-July Expected Market Time
Days to Sell by Price Range
Attached vs. Detached — Expected Market Time
112 two weeks ago · 90 last year
96 two weeks ago · 98 last year
"Rising HOA dues, underfunded reserves, and stricter lending are eroding the affordability advantage of condominiums. Buyers are responding with caution — and attached values are underperforming detached."
06 · What This Means For You
Every market tells a story. Yours is unique.
If you're selling
Price at Fair Market Value
With inventory at its highest since last July and 64% of homes sitting for at least 30 days, aspirational pricing is a losing strategy. In June, 50% of closed sales sold within the first two weeks — because they were priced well and in turnkey condition.
If you're buying
More choice, more time
Selection is the best in nearly a year, and the market is no longer favoring sellers. Above $1.5M — and especially in luxury — sellers are far more open to negotiation, with $4M+ properties sitting six to eleven months.
Let's talk
Questions about your home's value or your next move?
Headline numbers paint broad strokes — your home, neighborhood, and timeline have a story of their own. Let's have a real conversation, no pressure.