Spring is usually the busiest time of year in real estate, and Orange County is no exception. But this year, the market feels a little different.
We’re still seeing strong activity, but things are starting to slow down in a healthier way. More homes are hitting the market, buyers have a little more room to breathe, and sellers need to be more strategic than they did over the last few years.
Right now, active inventory has grown to nearly 4,000 homes. That means buyers have more options to choose from, which is a big shift from the low-inventory market we’ve been dealing with. Even with that increase, we’re still far below pre-COVID inventory levels, so it’s not exactly an oversupply—it just feels less tight.
At the same time, buyer demand has softened slightly. Pending sales dropped a bit, and it looks like the strongest part of the spring market may have already happened earlier this year. Instead of the usual intense spring rush, the market is starting to level out.
We can see that in how long homes are taking to sell. The expected market time increased from 70 to 75 days. Homes are still selling, but not as quickly as before. Buyers are taking their time, comparing options, and being more selective.
Luxury homes are feeling this even more. Properties above $2 million are taking longer to move, especially homes over $4 million. In this price range, pricing and presentation matter even more because buyers are being very intentional with their decisions.
For sellers, this means preparation is everything. Pricing your home right from the start matters. Presentation matters. Marketing matters. Buyers are no longer rushing into every listing, so standing out is important.
For buyers, this is actually a great opportunity. More inventory means more choices and less pressure to make rushed decisions. That said, the best homes still move quickly, especially if they’re priced well and in a strong location.
The good news is the market is still very healthy. Distressed properties remain extremely low, and most sellers have strong equity. Homes are still selling close to asking price, which shows that demand is still there—it’s just more balanced now.
Overall, Orange County is moving into a more normal market. Not too hot, not too slow—just more strategic. And honestly, that can be a good thing for everyone.
