Orange County Q4 2025 Market Snapshot
| Median Sale Price | ~$1,200,000 — up ~3.7% year-over-year. |
| Median List Price | ~$1,286,333 (as of late October 2025 |
| Sale-to-List Price Ratio | ~ 0.99 (i.e. most homes selling near list price) |
| Percent of Sales > List Price | ~ 30% (as of late 2025) |
| Percent of Sales < List Price | ~ 57% (as of late 2025) |
| Median Days on Market (DOM) | ~ 59 days (as of October 2025) |
| Pending / Time-to-Pending (for new listings) | ~ 28 days (as of Oct 31 2025) |
| Inventory / New Listings (as of Oct 31 2025) | Inventory: ~ 6,419 active listings; New listings: ~ 1,850 (recent 30-day period) |
| Market Tone / Buyer vs Seller Advantage | The market remains relatively balanced — some seller advantage, but not as frenzied as pre-2022. |
| Condo/ Attached-Home Markets | Slight seller’s edge for condos; however, higher percentage of price reductions and longer DOM suggest buyers may negotiate with patience. |
🔍 What This Means for Buyers, Sellers & Investors
Sellers
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With median sale prices around $1.2 M and many sales near asking price, well-priced and well-presented homes can still sell for strong values.
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Because DOM has increased to around 59 days, there’s less of the “rapid-sell frenzy” seen earlier — so pricing and staging become more critical than ever.
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A significant share of sales occur under list price (~ 57%), meaning realistic expectations are key.
Buyers
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More active listings than in the lowest-supply years — ~ 6,400+ homes listed — gives buyers a better selection, though competition remains.
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Time to pending (28 days) and DOM (~59 days) give a bit more breathing room vs. hyper-competitive markets.
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Opportunities exist — especially for buyers willing to wait for price reductions or negotiate on detached vs. attached properties or condos.
Investors / Rental-Property Owners (for your management division)
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With sale prices stable and relatively robust, property values remain strong.
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Balanced supply/demand — potential for stable rents or demand for rentals, given market tightness and turnover.
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Buying now may give you access to properties before potential Q1/2026 changes — and your property management wing can add value for investors needing hands-off operations.
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