More Homes, More Choices: What Orange County Buyers Need to Know This Spring

If you have been sitting on the sidelines waiting for the Orange County housing market to give buyers a fair shot, this spring may be your moment. Inventory is rising, rates are lower than last year, and in many price ranges, homes are sitting long enough for you to actually think before you offer.

But, and this is important, that does not mean every home is negotiable. Let me explain what the data is telling us.

Inventory Is Up, But Context Matters

Active listings in Orange County just hit 3,979 homes, up 3 percent in just the past two weeks. That is the most inventory we have had since last summer. More choices mean less panic, which is a good thing for buyers who want to make thoughtful decisions.

But here is the context: the pre COVID three year average from 2017 to 2019 was 5,780 homes, 45 percent more than we have today. By historical standards, we are still in a relatively low inventory market. You have more options than you did in winter, but you are not swimming in them.

The Sweet Spot: $750K to $1.5M

If your budget falls in the $750K to $1.5M range, this is where you will find the most active, well priced inventory. Market times in this range run from 48 to 59 days, fast enough that good homes do not linger, but not so fast that you need to make snap decisions without due diligence.

The $1.5 million to $2 million range is particularly interesting right now. Market time is 64 days this year versus 87 days last year, meaning homes are actually moving faster, but the category is often overlooked by buyers who assume luxury means slow. It does not right now.

Two Types of Homes: Know Which Is Which

The April 2026 Housing Report makes a distinction I share with every buyer I work with: the market has split into two very different experiences depending on the home itself.

Wow properties, accurately priced, move in ready, great location, great condition, are still drawing multiple offers and selling at or above asking. The March 2026 sales to list price ratio across Orange County was 100.0 percent. These homes require a competitive strategy, strong offer terms, and quick decision making.

Homes that need work or have been sitting on the market are a different story. These sellers are more negotiable, and you have real leverage to ask for price reductions, credits, or repairs. This is where patient buyers can find opportunity.

The key is knowing which camp a home falls into before you write an offer, and that is where working with someone who knows the local market intimately makes a real difference.

Rates Are Lower Than Last Year

The report notes that mortgage rates are currently lower than they were at this time in 2025. While rates remain elevated by pre pandemic standards, the year over year improvement meaningfully affects your monthly payment and how far your budget stretches. If you were priced out last year, it is worth recalculating what you can afford today.

Do Not Wait for the Perfect Market

I hear this from buyers regularly: I will wait until the market drops. The problem with that strategy in Orange County is that inventory is still about 45 percent below pre COVID norms, seller equity is at 99.9 percent, and distressed sales are virtually nonexistent. A dramatic price correction is not what the data supports.

The best time to buy is when you are financially ready, you have found a home that fits your life, and you have a strategy. If that describes you right now, let us talk. I will walk you through exactly what the market looks like in the neighborhoods you are targeting.