Market Update · September 2026
LA & Orange County housing update.
Inventory is tightening again after an August peak, prices are still climbing, and the market is splitting in two — cooling on the coast, hot inland. Here's where things stand this fall and what it means for you.
The numbers
Where prices stand right now
OC median ~$1.475M
Orange County's median single-family price is around $1,475,000 as of September 2026 — up roughly 5% from a year ago, the biggest annual gain of the year so far.
Homes still move fast
The typical OC listing sold in about 26 days, slightly faster than last year, with roughly 3 months of supply — still a seller-leaning market overall.
Inventory tightening
Active listings pulled back for several straight weeks after peaking near 5,200 in early August, easing to just under 5,000 — less choice for buyers than mid-summer.
The big theme
A two-speed market
Coast is cooling
The priciest markets — Newport Beach, Irvine, and similar — are softening, giving buyers more room to negotiate than they've had in a while.
Inland is hot
More affordable inland cities like Santa Ana and Anaheim are seeing the strongest demand and price growth as buyers chase value.
Rates near 6.76%
The 30-year fixed sits around 6.76% nationally, keeping affordability tight — only about 18% of LA-metro households can afford the median home.
If you're buying
What it means for buyers
Negotiate on the coast
In cooling coastal markets, sellers are more flexible. Come in with a well-supported offer and ask for credits or repairs.
Move fast inland
Inland demand is strong and good homes go quickly. Get pre-approved and be ready to act when the right one lists.
Focus on the payment
With rates elevated, weigh the monthly cost, not just the price. We can help you compare financing and negotiate terms.
If you're selling
What it means for sellers
Price to today's comps
Appreciation is still positive but cooling. Pricing to current, local comps — not summer's peak — is what gets a fast, clean sale.
Presentation wins
Buyers are pickier as choice returns. Professional photos, staging, and light updates help your home stand out and sell for more.
Inland sellers have leverage
If you're in a high-demand inland city, conditions still favor you. Let's talk about timing your listing for the strongest result.
Investing or flipping in SoCal?
If you're buying to renovate and resell, our partner platform FlipOS ↗︎ helps investors analyze deals and manage flips — useful in a two-speed market where the buy price is everything.
Thinking about a move this fall?
Get local expertise from a team that's active in LA & Orange County every day.
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Market figures as of mid-September 2026, drawn from public reporting by the National Association of Realtors, Redfin, and Zillow. Real estate data is regional and changes quickly — contact us for current numbers on your specific home or target neighborhood.