Market Update · September 26, 2026
Why some OC homes sell fast — and others sit.
The typical Orange County home still sells in about 26 days. But thousands of active listings have been sitting for six weeks or more. With mortgage rates now above 7%, the gap between a well-priced home and an overpriced one is wider than it's been all year.
The numbers
Two markets hiding in one median
Sold homes: ~26 days
Homes that actually closed sold in a median of about 26 days, with roughly 3.1 months of supply — balanced territory that still leans toward sellers.
Active listings: 40–56 days
Homes still on the market tell a different story: about 42 days under $1M, 40 days from $1M–$2M, and 56 days above $2M.
Rates just crossed 7%
The 30-year fixed averaged 7.03% on September 24 — the first time above 7% since January 2025 — putting fresh pressure on buyer budgets.
What's going on
The homes that sell aren't the homes that sit
Priced to sold comps
Homes priced against recent sales — not against other hopeful listings — are the ones going under contract in weeks.
The luxury gap
In Newport Beach, active single-family listings carry a median asking price near $6.9M and about 75 days on market — roughly $2.4M above what's actually selling there.
Sub-$1M feels rates first
Listings under $1M grew by about 60 in a single week to roughly 1,900. This is the band most sensitive to a rate move above 7%.
If you're selling
How to be one of the homes that sells
Price to what closed
Use sold comps from the last 60–90 days in your neighborhood. The first two weeks on market get the most attention — don't waste them testing a high number.
Make it payment-friendly
With rates above 7%, offering a credit toward a buyer's rate buydown can do more than a small price cut. We'll help you run both options.
Win on presentation
Buyers have more to compare. Professional photos, staging, and small repairs help your home stand apart from listings that are sitting.
If you're buying
Where the opportunity is
Look at stale listings
A home that's been on the market 45+ days usually has a seller ready to talk. Credits, repairs, and price are all on the table.
Move quickly on value
Well-priced homes still go in a few weeks. Be pre-approved so you can act when the right one lists.
Shop the payment
At 7%+, every negotiated dollar and every point of rate buydown matters. We'll help you compare the true monthly cost of each option.
Buying to renovate and resell?
Stale, overpriced listings are where investors find deals. Our partner platform FlipOS ↗︎ helps you run the numbers on a property before you make an offer.
Want to know what your home would really sell for?
We'll pull the sold comps in your neighborhood and give you an honest number — not a hopeful one.
Get my home valueSources
Figures as of late September 2026, from Freddie Mac's Primary Mortgage Market Survey and public Orange County market reporting (active listings and market time by price band). Local conditions vary by street — contact us for numbers on your specific home or target neighborhood.