Inventory Is Up 6%: What Orange County Sellers Need to Know Right Now

The latest housing data from Steven Thomas at Reports on Housing, dated April 27, 2026, shows active listings in Orange County jumped by 227 homes in just two weeks, a 6 percent increase, bringing the total to 4,206 active listings. That is the largest two week rise since mid January.

This is the time of year when that happens. Spring brings more sellers to the market, and the new supply consistently outpaces any uptick in buyer demand. The result: seller competition increases week by week from now until inventory peaks, typically between July and August.

But Here Is the Context

4,206 homes sounds like a lot, but perspective matters. Last year at this time there were 4,186 homes on the market, nearly identical. And the pre COVID three year average from 2017 to 2019 was 6,002 homes, 43 percent more than today. We are not in a buyer's market by historical standards. The inventory is rising, but from a still low baseline.

Fewer Homes Coming to Market Than Usual

Through the first quarter of 2026, only 7,661 homes entered the Orange County market, 2,433 fewer than the pre COVID average, a 24 percent shortfall. Many homeowners continue to stay put, reluctant to give up the low fixed rate mortgages they locked in during 2020 and 2021. This lock in effect is one of the primary reasons inventory has not exploded despite rising pressure to sell.

What Sellers Should Do With This Information

The window of maximum seller leverage narrows as inventory climbs. If you are planning to sell this year, sooner is better than later. Buyer demand has also peaked for the season at 1,584 pending sales, essentially flat from last year. More inventory plus flat demand equals longer market times: the Expected Market Time rose from 75 to 80 days in the past two weeks.

The sellers who will succeed are those who price accurately, present their home well, and do not try to test the ceiling. The March sales to list price ratio across Orange County was 100.0 percent. Homes that launched at the right price are still selling at full price. Homes that did not are sitting and reducing.

If you would like to know what your home would realistically sell for right now, not what Zillow says, but what the actual market says, reach out. I will give you a straight answer.