Is 2026 a good time to move up within Westpark?

For a prepared buyer, the conditions are the most favorable since 2022. As of August 21, 2026 there are 29 active Westpark listings and 6 in escrow, roughly 4.6 months of supply. 45% of active listings have already reduced their price, by a median of 4.0%. Homes closed at or above asking only 37.3% of the time over the past year, down from 50.8%. Prices have eased slightly rather than fallen sharply, so you are not getting a discount on the purchase, but the negotiating environment on the buy side is materially better than it was, and that matters more when the home you are buying is the expensive one.

How much does it cost to move from a Westpark condo to a Westpark house?

Based on the last 12 months of closed sales, the median attached home in Westpark sold for $857,500 and the median detached home for $1,725,000, a gap of $867,500 for roughly 884 more square feet and two more bedrooms. Partly offsetting it, median combined HOA dues fall from about $400 a month on an attached home to about $65 on a detached one, a saving of roughly $4,000 a year.

Did Westpark home prices go down in the past year?

Yes, modestly, and it takes some care to see correctly. The overall median closed price fell 13.7%, but most of that reflects a shift in what sold: attached homes rose from 47.5% to 53.3% of sales. On a per-square-foot basis, which is not distorted by mix, attached homes fell 6.6% and detached homes fell 2.9%. Detached median price rose 1.5%, but only because the homes that sold were 6.4% larger. The decline held up when tested by ZIP code, tract by tract, and with the busiest tract removed.

How long do homes take to sell in Westpark?

Westpark closings over the last 12 months took a median of 26 days on market, up from 11 days the year before. Attached homes took a median of 30 days, detached 26. Homes currently on the market are sitting longer still, a median of 56 days for attached listings and 29 for detached. Aggregator sites publish Westpark days-on-market figures in the 60 to 70 day range, but those reflect older data and a different measure; the 26-day figure is what actually closed.

Should I make a contingent offer on my next Westpark home?

It is more viable in 2026 than at any point since 2022, but it depends on the specific property. With 45% of listings reduced and only 37.3% of sales closing at or above asking, many Westpark sellers are open to terms they would have refused two years ago, particularly on detached homes that have been listed past the 29-day median. A contingency is still weak against a fresh, well-priced listing. The order of operations should be decided against your own home's likely selling speed, not a general rule.

Do Westpark homes have Mello-Roos?

Most do not. Only 2 of the 136 Westpark homes closed in the past two years carried a recorded CFD or Mello-Roos assessment, which is consistent with a community largely built before those districts became standard in newer Irvine villages. That said, this field is left blank on a substantial share of listings, so it should be verified for any specific property rather than assumed.

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About Sagorin & Associates

DEBBIE SAGORIN | CalRE# 01411020
MIKE SAGORIN | CalRE# 01410959
Sagorin & Associates is a husband-and-wife real estate team with Coldwell Banker Realty in Orange County. Debbie and Mike bring over two decades of experience, blending deep local expertise with a client-first approach. Together, they are proud to represent buyers and sellers throughout Irvine and Orange County with the highest standards of professionalism, care, and results. From first-time buyers to seasoned sellers, clients rely on Sagorin & Associates to make real estate simple, successful, and even better than they expected.

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I chose Debbie Sagorin as my agent to sell my home in Irvine. I was very familiar with her stellar reputation in Woodbridge as she had recently sold several homes in my tract. She has superior knowledge of the market. From start to finish, Debbie was extremely responsive and showed attention to every detail in […]

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We've worked with Debbie twice in the past several years, once to buy a condo, and again to sell the same condo in 2024. It was a great experience working with Debbie both as buyers and as sellers. Debbie is very strategic and extremely knowledgeable about the Irvine market. She is also very organized and […]

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Debbie is the best real estate agent I have worked with. In this sellers’ market where buying a home is very stressful, she quickly made us feel at ease and helped us all through the process. Here are two best things about working with her: 1) Communication is her strength. All through the buying process, […]

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Move-Up Buyer Guide: Westpark Irvine 2026

Short answer: Moving up inside Westpark in 2026 costs a median of about $867,500. That is the gap between the median attached home at $857,500 and the median detached home at $1,725,000. What most buyers miss is that the step down in HOA dues offsets part of it: attached homes in Westpark carry a median […]

Woodbury Irvine Walkability: Life On Foot

Written by Debbie Sagorin, REALTOR®, Coldwell Banker Realty | CA DRE #01411020 22+ years selling Irvine real estate | 290+ client reviews across Zillow, Google, Yelp and FastExpert | Irvine village specialist: Woodbury, Woodbridge, Oak Creek, Turtle Rock, Westpark, Quail Hill Published August 17, 2026. Walkability ratings cited from the Apartments.com Woodbury local guide; infrastructure […]

Turtle Rock Irvine: Your Next Home Upgrade

Turtle Rock is one of Irvine's most established move-up neighborhoods - larger homes, hilltop settings, direct access to Irvine Ranch Conservancy trails, and strong resale demand within IUSD. Debbie Sagorin walks through what makes it work for equity-rich move-up buyers, the 2026 market picture, comparison with Woodbridge and Quail Hill, and what to know before you sell to trade up.

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