Compiled 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
Data as of August 14, 2026. Source: California Regional Multiple Listing Service (CRMLS), city of Irvine, California. This page is updated monthly.
Quick Answer
The median closed home price in Irvine was $1,528,995 for the 12 months ending August 14, 2026, across 2,046 closed sales, at a median of $799 per square foot. Both are down from the prior twelve months: price by 3.8%, price per square foot by 4.7%. Homes took a median of 28 days to sell, up from 19, and closed at 97.9% of asking, down from 98.9%. Sales volume rose 7.8%, so this is a repricing rather than a demand collapse. Irvine currently holds 792 active listings, about 4.7 months of supply.
Irvine housing market at a glance
Every figure on this page comes from CRMLS closed-sale records for the city of Irvine. The table below compares the trailing twelve months against the twelve months before it.
| Measure | Last 12 months | Prior 12 months | Change |
|---|---|---|---|
| Closed sales | 2,046 | 1,898 | +7.8% |
| Median closed price | $1,528,995 | $1,590,000 | -3.8% |
| Median price per sq ft | $799 | $839 | -4.7% |
| Median size | 1,980 sq ft | 1,958 sq ft | +1.1% |
| Median days on market | 28 | 19 | +9 days |
| Median sale to list | 97.9% | 98.9% | -1.0 pt |
Based on 3,944 closed Irvine residential sales, August 19, 2024 through August 14, 2026.
Why this price decline is real, and how I tested it
A falling median price usually is not what it looks like. On my Woodbridge market data page the median fell 5.3% over twelve months while price per square foot held almost flat, because smaller homes happened to sell. Reporting that decline as a loss of value would have been wrong.
Irvine citywide is the opposite case, and I want to show the working rather than ask you to take my word for it.
- Median price is down 3.8%.
- Median price per square foot is down 4.7%, which is more than the price decline.
- Median home size is up 1.1%, from 1,958 to 1,980 sq ft.
Buyers got slightly more house and still paid less per square foot. There is no mix effect to hide behind. But one objection remained worth testing, so I tested it.
The Great Park objection
Great Park is the largest single source of Irvine closings, 372 of the last twelve months' 2,046, and it has the lowest median price per square foot in the city at $675. Its share of citywide sales grew, from 15.9% to 18.2%. A skeptic could reasonably argue the citywide decline is just more Great Park in the mix.
Two checks say otherwise:
- Remove Great Park entirely and the rest of Irvine still shows median price per square foot falling from $860 to $824, a decline of 4.2%.
- Test village by village. Of the 19 villages with at least 25 closings in both periods, 13 show a decline in price per square foot. The median village level change is -3.4%.
The softening is broad, not compositional. Woodbury fell hardest at -10.2%, followed by Portola Springs at -8.6% and Great Park at -8.0%. A handful of villages held or rose slightly, including Turtle Rock (+1.6%), University Park (+2.6%) and Walnut (+4.7%).
From 22 Years in the Field
The number sellers feel first is not the median price, it is the calendar. Days on market went from 19 to 28 and sale to list from 98.9% to 97.9%. In practice that means the pricing strategy that worked in early 2025, list a little high and let the market come to you, now produces a price reduction in week three and a sale below where a correctly priced listing would have landed. When I price an Irvine home today I work from the last 90 days in that specific village, not the citywide figure and not last year. Two villages on this page moved in opposite directions over the same twelve months. The city average would have misled a seller in both.
Attached versus detached in Irvine
| Measure | Attached (condo, townhome) | Detached (single family) |
|---|---|---|
| Closed sales | 1,198 | 848 |
| Median closed price | $1,250,000 | $2,095,000 |
| Median price per sq ft | $747 | $877 |
| Median size | 1,667 sq ft | 2,501 sq ft |
| Median days on market | 30 | 25 |
| Median sale to list | 98.0% | 97.6% |
Both categories softened. Attached price per square foot fell from $789 to $747, a decline of 5.3%. Detached fell from $910 to $877, a decline of 3.6%. Condos and townhomes now account for 59% of Irvine closings, and they are taking longer to sell than detached homes, 30 days against 25.
Irvine housing market by village
Irvine is not one market. The gap between the cheapest and most expensive village is wider than most buyers expect, and the pace differs just as much. Turtle Ridge closed at a median $1,195 per square foot while the Airport Area closed at $710. Northwood and Turtle Rock sold in a median 15 days; the Airport Area took 49.
Villages with at least 25 closings in the trailing twelve months, sorted by volume. These 20 villages cover 1,887 of the city's 2,046 closings.
| Village | Closings | Median price | Median $/sq ft | Median size | Median DOM | Sale to list | Active now |
|---|---|---|---|---|---|---|---|
| Great Park | 372 | $1,532,500 | $675 | 2,345 | 33 | 97.9% | 188 |
| Woodbridge | 184 | $1,170,000 | $813 | 1,401 | 20 | 99.0% | 38 |
| Portola Springs | 172 | $1,780,000 | $801 | 2,185 | 40 | 97.1% | 74 |
| Northwood | 165 | $1,625,000 | $799 | 1,971 | 15 | 97.9% | 53 |
| Airport Area | 153 | $980,000 | $710 | 1,414 | 49 | 97.4% | 60 |
| Orchard Hills | 109 | $2,710,000 | $969 | 2,766 | 29 | 97.0% | 68 |
| Turtle Rock | 85 | $2,299,000 | $1,024 | 2,249 | 15 | 99.1% | 20 |
| Westpark | 75 | $1,105,000 | $811 | 1,377 | 26 | 98.8% | 27 |
| El Camino Real | 71 | $1,395,000 | $769 | 1,723 | 24 | 98.9% | 22 |
| University Park | 63 | $1,425,000 | $881 | 1,663 | 19 | 97.9% | 15 |
| Woodbury | 62 | $1,430,000 | $770 | 1,956 | 25 | 98.2% | 37 |
| Cypress Village | 58 | $1,500,000 | $830 | 1,745 | 18 | 97.4% | 21 |
| Eastwood | 56 | $1,915,000 | $896 | 2,222 | 18 | 98.1% | 14 |
| Northpark | 54 | $1,959,000 | $773 | 2,279 | 30 | 97.1% | 15 |
| Walnut | 42 | $1,483,750 | $837 | 1,897 | 20 | 98.4% | 9 |
| Stonegate | 40 | $1,879,000 | $890 | 2,144 | 41 | 96.8% | 21 |
| Turtle Ridge | 40 | $1,937,500 | $1,195 | 1,643 | 19 | 97.4% | 13 |
| Oak Creek | 30 | $1,237,500 | $798 | 1,490 | 18 | 99.0% | 9 |
| Quail Hill | 29 | $1,750,000 | $867 | 2,073 | 19 | 97.9% | 17 |
| West Irvine | 27 | $1,500,000 | $773 | 2,004 | 36 | 98.0% | 11 |
Villages with fewer than 25 closings in the period are omitted rather than shown with an unreliable median. Those are Orangetree, Laguna Altura, University Town Center, Rancho San Joaquin, Irvine Spectrum, Shady Canyon, Stonegate East and Columbus Grove, plus 46 sales with no village recorded.
What the village table actually tells a buyer
Three patterns are worth naming, because the raw table hides them.
Price per square foot and headline price disagree constantly. Northpark has a higher median price than Cypress Village, $1,959,000 against $1,500,000, but a lower price per square foot, $773 against $830. Northpark homes are simply bigger. If you are comparing villages on the sticker price alone you are mostly comparing house sizes.
Pace and price are close to unrelated. Turtle Rock is the second most expensive village per square foot and sells in 15 days at 99.1% of asking. Stonegate is mid priced and takes 41 days at 96.8%. Speed reflects how well supply matches demand in that village, not how desirable it is in the abstract.
Inventory is concentrated. Great Park holds 188 of the city's 792 active listings, nearly a quarter, on top of already being the volume leader. Buyers have real choice and real negotiating room there. In Oak Creek and Walnut, with 9 active listings each, they do not.
Inventory and pace
As of August 14, 2026 Irvine has 792 active listings, plus 83 active under contract and 94 pending, for 969 listings in total. Against a trailing pace of about 170 closings a month, the active count works out to roughly 4.7 months of supply.
That figure matters more than any single price. Under about four months of supply, sellers generally hold the advantage. Above about six, buyers do. Irvine at 4.7 months sits in the balanced band, tilted slightly toward buyers, which is a meaningful change from a year ago when homes were selling in 19 days at 98.9% of asking.
The current active listings carry a median asking price of $1,650,000 at $810 per square foot, on a median 2,060 sq ft, and have been on the market a median of 45 days. Note that asking prices run above where closings are landing, which is consistent with a market where sellers are still catching up to the repricing.
Quarterly trend
| Quarter | Closings | Median price | Median $/sq ft | Median DOM | Sale to list |
|---|---|---|---|---|---|
| 2024 Q3 (partial) | 231 | $1,610,000 | $831 | 15 | 99.4% |
| 2024 Q4 | 483 | $1,580,000 | $834 | 24 | 99.0% |
| 2025 Q1 | 443 | $1,554,990 | $841 | 17 | 99.3% |
| 2025 Q2 | 502 | $1,596,500 | $844 | 18 | 99.0% |
| 2025 Q3 | 527 | $1,550,000 | $810 | 30 | 97.7% |
| 2025 Q4 | 493 | $1,530,000 | $793 | 39 | 97.6% |
| 2026 Q1 | 470 | $1,505,000 | $806 | 22 | 98.2% |
| 2026 Q2 | 525 | $1,570,000 | $796 | 21 | 98.3% |
| 2026 Q3 (partial) | 270 | $1,427,500 | $804 | 29 | 97.8% |
2024 Q3 covers August 19 to September 30 only. 2026 Q3 covers July 1 through August 14 only. Neither is a full quarter and neither should be compared directly with the six complete quarters between them.
The turn is visible in 2025 Q3. Price per square foot held between $831 and $844 for four straight quarters, then dropped to $810 and has not recovered, running $793 to $806 since. Days on market and sale to list moved at the same moment, which is what makes the 2025 Q3 shift look like a genuine change in conditions rather than noise.
Irvine HOA dues, with real numbers
Almost every home in Irvine carries an association fee, and many carry two. These figures are taken from the association fees recorded on closed sales in the trailing twelve months, not from association websites, so they reflect what buyers actually inherited at closing.
| Home type | Median primary fee | Middle half of sales | Share with a second fee | Median second fee |
|---|---|---|---|---|
| Attached (condo, townhome) | $260 | $210 to $404 | 57% | $206 |
| Detached (single family) | $215 | $150 to $320 | 12% | $135 |
The second fee is the one that catches buyers out. More than half of attached homes in Irvine carry two assessments, a village or master association plus a sub-association for the specific tract or building. A condo buyer budgeting from the primary fee alone can be understating the real monthly cost by roughly $200. Detached buyers face this far less often, at 12%. I cover the mechanics in detail in my guide to HOA assessments versus special assessments in Irvine.
Debbie Sagorin's Irvine track record
The same dataset that produced every figure above also contains my own transactions, so I can report my record on the same basis rather than on a slogan.
Over the 24 months ending August 14, 2026 I was the listing agent on 21 Irvine sales. That places me 10th of the 1,792 agents who listed a home in Irvine over that period, in the top 1% by listing volume. Only ten agents closed 21 or more listing sides.
| Measure | Debbie Sagorin | All Irvine |
|---|---|---|
| Median days on market | 6 | 24 |
| Closed at or above asking | 67% | 34% |
| Closed listing sides | 21 | 3,944 sales, 1,792 agents |
Four times faster than the city median, with double the rate of closing at or above asking price.
Two things I want to be straight about. First, 21 listings is a real number but it is not a large one, and you should weigh it accordingly. Second, my Irvine work is concentrated in Woodbridge, where 16 of those 21 listings sat and where I closed more listing sides than any other agent. The five outside Woodbridge performed consistently, at a median 4 days and 60% at or above asking, but five is too small a sample to lean on. I am not the highest volume listing agent in Irvine citywide, and this page will not tell you otherwise. Cesi Pagano closed 171 listing sides over the same period.
The bottom line
Irvine home values eased roughly 4 to 5% over the twelve months ending August 14, 2026. That decline is real rather than a quirk of which homes happened to sell, and it holds up when Great Park is removed and when the city is tested village by village. At the same time sales volume rose 7.8%, so demand has not disappeared. What changed is the balance: 4.7 months of supply, 28 days to sell instead of 19, and buyers negotiating about 2% off asking instead of 1%.
For a seller that means pricing to the last 90 days in your own village, not to last year and not to the citywide median. For a buyer it means the negotiating room that did not exist in 2024 exists now, and it is far wider in Great Park or the Airport Area than in Turtle Rock or Oak Creek.
If you are planning to buy or sell an Irvine home in the next 3 to 6 months, this data matters for how you price. Call or text me at 949-537-2079, schedule a free consultation, or get a free home valuation for your specific village and floor plan.
Frequently asked questions about the Irvine housing market
What is the median home price in Irvine?
The median closed home price in Irvine was $1,528,995 for the 12 months ending August 14, 2026, based on 2,046 closed sales recorded in CRMLS. That is down 3.8% from $1,590,000 in the prior twelve months. On a price per square foot basis the median was $799, down 4.7% from $839. Median price varies widely by village, from $980,000 in the Airport Area to $2,710,000 in Orchard Hills.
Are Irvine home prices going up or down in 2026?
Down, by roughly 4 to 5% over the twelve months ending August 14, 2026. Unusually, this decline is genuine rather than a composition effect. Median price fell 3.8% while median price per square foot fell 4.7% and the median home actually got slightly larger, up 1.1% to 1,980 sq ft. Removing Great Park, the largest and lowest priced source of sales, still leaves a 4.2% decline in price per square foot, and 13 of the 19 villages with meaningful sample size declined individually. Sales volume rose 7.8% over the same period, so this is a repricing rather than a collapse in demand.
How long do homes take to sell in Irvine?
The median Irvine home took 28 days to sell in the 12 months ending August 14, 2026, up from 19 days in the prior twelve months. Pace differs sharply by village: Northwood and Turtle Rock both closed in a median 15 days, while the Airport Area took 49 and Stonegate 41. Attached homes such as condos and townhomes took a median 30 days against 25 for detached single family homes. Current active listings have been on the market a median of 45 days.
Is Irvine a buyer's or seller's market right now?
Balanced, tilting slightly toward buyers. As of August 14, 2026 Irvine had 792 active listings against a trailing pace of about 170 closings a month, which is roughly 4.7 months of supply. Under about four months favors sellers and above about six favors buyers, so Irvine sits just inside the balanced band. Supporting signs of the shift: median days on market rose from 19 to 28, and the median sale closed at 97.9% of asking, down from 98.9%. Conditions vary by village, with far more buyer leverage in Great Park, which holds 188 of the city's 792 active listings, than in Oak Creek or Walnut with 9 each.
Which Irvine village is the most affordable, and which is the most expensive?
By median closed price over the 12 months ending August 14, 2026, the Airport Area is the most affordable of the villages with meaningful sales volume at $980,000, followed by Westpark at $1,105,000 and Woodbridge at $1,170,000. Orchard Hills is the most expensive at $2,710,000, followed by Turtle Rock at $2,299,000. Measured by price per square foot the ranking changes: Turtle Ridge leads at $1,195 and Turtle Rock follows at $1,024, while Great Park is the lowest at $675 because its homes are much larger. Comparing villages on sticker price alone mostly compares house sizes.
How much are HOA fees in Irvine?
Based on fees recorded on closed sales in the 12 months ending August 14, 2026, the median primary HOA assessment was $260 a month for attached homes such as condos and townhomes, and $215 a month for detached single family homes. The middle half of attached sales fell between $210 and $404. Critically, 57% of attached homes carried a second assessment as well, typically a sub-association on top of a village or master association, at a median of $206 a month. Only 12% of detached homes carried a second fee. A condo buyer budgeting from the primary fee alone can understate the real monthly cost by roughly $200.
Related reading
- Woodbridge Irvine housing market data hub
- Irvine buyer's market 2026: what 90 days of closed sales actually show
- Woodbury Irvine walkability: life on foot
- Turtle Rock Irvine: your next home upgrade
- HOA assessments versus special assessments in Irvine
- Best Irvine listing agents by village
Methodology
All figures on this page are compiled from the California Regional Multiple Listing Service (CRMLS), city of Irvine, California. The dataset covers 3,944 closed residential sales from August 19, 2024 through August 14, 2026, plus 969 active, active under contract and pending listings as of August 14, 2026, of which 792 are active.
- Trailing twelve months means August 15, 2025 through August 14, 2026. Prior twelve months means August 15, 2024 through August 14, 2025.
- Attached includes condominiums and townhomes. Detached means single family residences.
- Price per square foot is calculated per sale, then the median of those values is reported. It is not the median price divided by the median size, which would give a different and less accurate figure.
- Sale to list is closed price divided by the list price in effect at the time of sale.
- Villages follow the CRMLS major area designation for Irvine. Villages with fewer than 25 closings in the trailing twelve months are excluded from the village table rather than reported with an unstable median.
- Months of supply is active listings divided by the average monthly closing pace over the trailing twelve months.
- HOA figures come from association fees recorded on closed sales, so they reflect what buyers inherited at closing rather than currently advertised rates.
- Data is subject to reporting lags and later revision by CRMLS. This page is updated monthly.
Cite this page
Sagorin, Debbie. "Irvine Housing Market Data." HomesForSaleInIrvine.com, data as of August 14, 2026. https://www.homesforsaleinirvine.com/irvine-housing-market-data/
Equal Housing Opportunity. Debbie Sagorin, CA DRE #01411020, Coldwell Banker Realty, regulated by the California Department of Real Estate and CRMLS. This page presents historical market data for general information only. It is not an appraisal, and not legal, tax or financial advice. Past market performance does not predict future results, and no figure here should be relied on as a valuation of any specific property. Confirm all details relevant to your transaction with your attorney, tax advisor, lender or escrow officer.