Why Orange County Condos Are Taking Twice as Long to Sell

If you own a condo or townhome in Orange County and are thinking about selling, the April 27, 2026 housing report by Steven Thomas at Reports on Housing has some data worth understanding before you list.

The detached home market is moving at 72 days. The attached home market, condominiums and townhomes, is now at 93 days. That is nearly a 30 percent difference, and the gap has been widening.

What Is Driving the Slowdown in Attached Homes?

Three converging forces are making condos harder to sell right now.

Rising HOA costs. Maintenance expenses, skyrocketing insurance premiums, and reserve fund requirements have pushed monthly HOA dues higher across Orange County. For buyers comparing a condo with a $600 per month HOA against a detached home with no HOA, the math often tips toward the house.

Rate sensitivity among first time buyers. Condos are traditionally the entry point for first time buyers. But today's mortgage rates have meaningfully eroded affordability at the lower price points. Buyers who might have stretched into a $500K condo two years ago are finding it harder to qualify, or are choosing to wait.

Special assessments and reserve fund issues. Post pandemic inspection requirements and aging infrastructure in many condo complexes have resulted in unexpected special assessments. Buyers are increasingly cautious, and lenders are scrutinizing HOA financials more carefully than ever.

The Numbers by Price Range

The fastest moving condos are priced between $750,000 and $1 million, moving at 73 days. The $500K to $750K range comes in at 83 days. Entry level condos priced below $500,000 are the slowest at 95 days, compared to just 61 days a year ago. That is a significant shift in twelve months.

What This Means If You Are Selling a Condo

Precision pricing is non negotiable in this segment. An overpriced condo in today's market will sit. Price accurately from day one, present the unit in exceptional condition, and have clear answers ready about HOA finances, upcoming assessments, and insurance costs. Transparency builds confidence, and confidence closes deals.

If you own a condo and want to know what it would realistically take to sell in today's market, I am happy to walk you through the numbers. No obligation. Just a straight conversation about your options.