June 22, 2026
Orange County
Housing Report
"Easing into summer — inventory is climbing, demand is steady, and pricing is sticky. Here's where the market really stands."
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 · June 22, 2026
01
Active Inventory
4,681
homes · +3% in 2 weeks · −5% YoY
02
Expected Market Time
87
days · vs. 91 last year
03
Pending Sales / Demand
1,606
−2% in 2 weeks · vs. 1,614 last year
04
Closed Resales (May)
1,809
−1% vs. May 2025
05
Sales-to-List Ratio
100.0%
99.8% sellers with equity
06
Median Active List Price
$1.4M
All of Orange County
02 · Active Listing Inventory
Inventory climbs — but still well below normal
Active inventory rose by 130 homes (+3%) over the past two weeks to 4,681, its highest since last September. That's 5% fewer than a year ago and 42% below the pre-COVID 3-year average of 6,633.
Mid-June Active Inventory — Year over Year
03 · Demand & Behavior
A balanced market — no urgency on either side
01
Sellers are still hunkered down
13,342 homes came to market through May — 489 fewer than last year and 27% below the pre-pandemic 3-year average. Low locked-in mortgage rates continue to keep homeowners in place.
02
Demand is steady, not surging
1,606 new pending sales — nearly identical to 1,614 a year ago and 67% below the pre-COVID norm of 2,679. Until rates fall toward 6% (or into the 5s), expect demand to stay sluggish.
03
Pricing is sticky
37% of all active listings have already reduced their asking price at least once. Most sellers have substantial equity and a low-rate mortgage — they don't have to sell, so prices aren't dropping broadly.
04 · Expected Market Time
The market slowed by four days
Expected Market Time rose from 83 to 87 days in the past two weeks — similar to last year's 91, but still slower than the pre-COVID norm of 75. Anything under $1.5M trades quickly; luxury above $4M takes six to nine months.
Mid-June Expected Market Time
Days to Sell by Price Range
"The market is in a tug-of-war — buyers pulling back on affordability, sellers pulling back on urgency. Carefully priced, turnkey homes still fly off the market."
05 · What This Means For You
Every market tells a story. Yours is unique.
If you're selling
Price with precision
Inventory is climbing and 37% of listings have already cut their price. Turnkey homes priced correctly from day one are still selling near 100% of list. Aspirational pricing sits — and gets stale fast.
If you're buying
More choice, more leverage
You have the most homes to choose from since last September, and sellers are increasingly open to negotiation — especially above $1.5M, where market time stretches well past three 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.