Irvine Housing Market Data

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.

Irvine closed sales. Trailing twelve months versus prior twelve months.

Measure	Last 12 months	Prior 12 months	Change
Closed sales	2,023	1,914	+5.7%
Median closed price	$1,526,500	$1,575,868	-3.1%
Median price per sq ft	$798	$836	-4.6%
Median size	1,996 sq ft	1,956 sq ft	+2.0%
Median days on market	28	21	+7 days
Median sale to list	97.9%	98.8%	-0.9 pt

Based on 3,946 closed Irvine residential sales, September 6, 2024 through September 6, 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 3.1%.
• Median price per square foot is down 4.6%, which is more than the price decline.
• Median home size is up 2.0%, from 1,956 to 1,996 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, 360 of the last twelve months' 2,023, and it has the lowest median price per square foot in the city at $678. Its share of citywide sales grew, from 16.5% to 17.8%. A skeptic could reasonably argue the citywide decline is just more Great Park in the mix.

Two checks say otherwise:

1. Remove Great Park entirely and the rest of Irvine still shows median price per square foot falling from $859 to $823, a decline of 4.2%.
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 -2.8%.

The softening is broad, not compositional. Woodbury fell hardest at -9.7%, followed by Portola Springs at -8.4% and Great Park at -6.4%. A handful of villages held or rose slightly, including Quail Hill (+2.2%), Turtle Rock (+5.1%) and Walnut (+5.5%).

Attached versus detached in Irvine

Irvine closed sales by property type, trailing twelve months.

Measure	Attached (condo, townhome)	Detached (single family)
Closed sales	1,172	851
Median closed price	$1,250,000	$2,100,000
Median price per sq ft	$745	$874
Median size	1,679 sq ft	2,520 sq ft
Median days on market	30	25
Median sale to list	98.2%	97.6%

Both categories softened. Attached price per square foot fell from $785 to $745, a decline of 5.1%. Detached fell from $909 to $874, a decline of 3.9%. Condos and townhomes now account for 58% 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 $712. Northwood and Turtle Rock sold in a median 15 days; the Airport Area took 48.

Villages with at least 25 closings in the trailing twelve months, sorted by volume. These 20 villages cover 1,866 of the city's 2,023 closings.

Irvine closed sales by village, trailing twelve months. Active listing counts as of September 6, 2026.

Village	Closings	Median price	Median $/sq ft	Median size	Median DOM	Sale to list	Active now
Great Park	360	$1,524,995	$678	2,336	33	98.0%	179
Woodbridge	176	$1,164,500	$810	1,404	22	98.9%	36
Northwood	171	$1,600,000	$795	1,971	15	98.0%	56
Portola Springs	170	$1,787,500	$801	2,238	44	97.0%	60
Airport Area	146	$974,365	$712	1,367	48	97.5%	59
Orchard Hills	112	$2,770,000	$972	2,800	29	97.0%	66
Turtle Rock	94	$2,390,000	$1,033	2,310	15	98.7%	17
Westpark	75	$1,105,000	$823	1,377	26	99.0%	29
El Camino Real	67	$1,365,000	$785	1,699	24	99.5%	25
Woodbury	62	$1,440,000	$770	1,956	22	98.3%	31
University Park	59	$1,410,000	$874	1,708	19	97.6%	14
Cypress Village	58	$1,462,500	$830	1,745	19	97.4%	21
Eastwood	54	$1,905,000	$893	2,232	19	98.0%	13
Northpark	54	$1,959,000	$756	2,279	33	97.0%	14
Walnut (Irvine)	43	$1,460,000	$837	1,897	19	99.0%	9
Turtle Ridge	40	$1,937,500	$1,195	1,643	19	97.4%	14
Stonegate	37	$1,878,000	$892	2,141	42	97.2%	19
Quail Hill	31	$1,750,000	$885	2,073	22	97.9%	15
Oak Creek	30	$1,237,500	$790	1,490	18	99.0%	7
West Irvine	27	$1,500,000	$763	2,100	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 24 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 $1,462,500, but a lower price per square foot, $756 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 98.7% of asking. Stonegate is mid priced and takes 42 days at 97.2%. Speed reflects how well supply matches demand in that village, not how desirable it is in the abstract.

Inventory is concentrated. Great Park holds 179 of the city's 762 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 with 7 active listings, and West Irvine with 11, they do not.

Inventory and pace

As of September 6, 2026 Irvine has 762 active listings, including 11 coming soon, plus 93 active under contract and 84 pending, for 939 listings in total. Against a pace of about 181 closings a month over the last 90 days, the active count works out to roughly 4.2 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 4.2 months sits in the balanced band, tilted slightly toward buyers, which is a meaningful change from a year ago when homes were selling in 21 days at 98.8% of asking.

Current active listings carry a median asking price of $1,665,000 at $811 per square foot, and have been on the market a median of 49 days. Asking prices run above where closings are landing, which is consistent with a market where sellers are still catching up to the repricing. 44% of them have already been reduced below their original asking price, by a median of 4.8%.

Which Irvine villages are buyer's markets right now

The citywide 4.2 months of supply is an average of markets that barely resemble each other. This is the table I would want if I were deciding where to buy or how to price, and it is the one no portal publishes.

Turtle Rock has 1.6 months of supply. Great Park has 7.5. They are eleven minutes apart. One is a seller's market by any conventional reading, the other is decisively a buyer's market.

Now look at what price does not tell you. Turtle Rock is the more expensive of the two at $1,045 per square foot against $653, and it is also the faster. Westpark sits between them on price at $863, but at 5.1 months of supply it behaves far more like Great Park than like Turtle Rock. How much a village costs tells you almost nothing about how quickly you will sell there.

Villages with at least 5 closings in the 90 days ending September 6, 2026, sorted from tightest supply to loosest.

Months of supply by Irvine village. Closings from the last 90 days, active listings as of September 6, 2026.

Village	Closings, 90 days	Active now	Months of supply	Median $/sq ft	Median DOM
Turtle Rock	32	17	1.6	$1,045	24
Oak Creek	11	7	1.9	$797	8
Walnut (Irvine)	11	9	2.5	$836	10
Woodbridge	44	36	2.5	$829	22
University Park	16	14	2.6	$839	21
Northpark	15	14	2.8	$799	33
Northwood	53	56	3.2	$783	17
Laguna Altura	7	8	3.4	$998	14
Rancho San Joaquin	6	7	3.5	$742	38
Irvine Spectrum	5	6	3.6	$859	16
Airport Area	49	59	3.6	$721	43
Portola Springs	46	60	3.9	$766	49
Cypress Village	15	21	4.2	$809	20
Turtle Ridge	10	14	4.2	$1,187	18
El Camino Real	16	25	4.7	$757	30
West Irvine	7	11	4.7	$763	7
Stonegate	12	19	4.8	$884	47
Eastwood	8	13	4.9	$871	12
Quail Hill	9	15	5.0	$896	26
Westpark	17	29	5.1	$863	30
Orchard Hills	37	66	5.4	$960	34
Orangetree	8	15	5.6	$704	30
Woodbury	15	31	6.2	$748	14
Great Park	72	179	7.5	$653	28

Villages with fewer than 5 closings in the 90-day window are omitted rather than shown with an unreliable figure, as are the sales with no village recorded.

Three things worth pulling out of that table.

Inventory is extraordinarily concentrated. Great Park holds 179 of the city's 762 active listings. Nearly a quarter of everything for sale in Irvine sits in one village. Add Orchard Hills at 66 and Portola Springs at 60 and three villages account for four in ten listings citywide.

Supply and speed do not always agree. Northpark shows a tight 2.8 months yet a median 33 days on market. Eastwood shows a looser 4.9 months yet sold in a median 12 days. Months of supply tells you about negotiating leverage; days on market tells you about the homes that actually found a buyer. A village can have both few sales and few listings.

Where the leverage is. If you are buying, Great Park and Woodbury sit at 6 months or more, with Orchard Hills, Westpark and Quail Hill just below, and that is where offers below asking get taken seriously. If you are selling in Turtle Rock, Oak Creek or Woodbridge, under 3 months, you are in a materially stronger position than the citywide figure suggests.

The listings that did not sell

One number the portals cannot show you, because it never becomes a sale. Over the same 90 days in which 542 Irvine homes closed, 466 listings went off the market without selling: 262 cancelled, 134 expired and 70 withdrawn. That is roughly one unsold exit for every sale.

287 of those 466 were attached homes, condos and townhomes, against 179 detached. Attached homes are both the larger share of listings and the larger share of failures.

One honest caveat. A cancelled listing is not always a failed one. Some are relisted within days under a new number after a price reset or a change of agent, and they reappear in the data as fresh inventory. So treat this as a measure of how many listings are not working at their current price, rather than as a count of sellers who gave up.

Quarterly trend

Irvine, California closed sales by quarter.

Quarter	Closings	Median price	Median $/sq ft	Median DOM	Sale to list
2024 Q3 (partial)	111	$1,660,000	$838	16	99.5%
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)	392	$1,458,750	$789	30	97.8%

2024 Q3 covers September 6 to September 30 only. 2026 Q3 covers July 1 through September 4 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 $834 and $844 for four straight quarters, then dropped to $810 and has not recovered, running $789 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.

Irvine monthly HOA assessments, trailing twelve months of closed sales.

Home type	Median primary fee	Middle half of sales	Share with a second fee	Median second fee
Attached (condo, townhome)	$260	$210 to $404	56%	$205
Detached (single family)	$210	$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 September 6, 2026 I was the listing agent on 22 Irvine sales. That places me 11th of the 1,802 agents who listed a home in Irvine over that period, in the top 1% by listing volume. Only eleven agents closed 22 or more listing sides.

Listing performance, 24 months ending September 6, 2026.

Measure	Debbie Sagorin	All Irvine
Median days on market	6	24
Closed at or above asking	59%	33%
Closed listing sides	22	3,946 sales, 1,802 agents

Four times faster than the city median, with nearly double the rate of closing at or above asking price.

Two things I want to be straight about. First, 22 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 22 listings sat and where I closed more listing sides than any other agent. The six outside Woodbridge performed consistently, at a median 5 days and 50% at or above asking, but six 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 179 listing sides over the same period.

The bottom line

Irvine home values eased roughly 3 to 5% over the twelve months ending September 6, 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 5.7%, so demand has not disappeared. What changed is the balance: 4.2 months of supply, 28 days to sell instead of 21, 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 at 7.5 months of supply than in Turtle Rock at 1.6. Those two villages are eleven minutes apart and they are not the same market.

Frequently asked questions about the Irvine housing market

What is the median home price in Irvine?

The median closed home price in Irvine was $1,526,500 for the 12 months ending September 6, 2026, based on 2,023 closed sales recorded in CRMLS. That is down 3.1% from $1,575,868 in the prior twelve months. On a price per square foot basis the median was $798, down 4.6% from $836. Median price varies widely by village, from $974,365 in the Airport Area to $2,770,000 in Orchard Hills.

Are Irvine home prices going up or down in 2026?

Down, by roughly 3 to 5% over the twelve months ending September 6, 2026. Unusually, this decline is genuine rather than a composition effect. Median price fell 3.1% while median price per square foot fell 4.6% and the median home actually got larger, up 2.0% to 1,996 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 5.7% 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 September 6, 2026, up from 21 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 48 and Stonegate 42. 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 49 days.

Is Irvine a buyer's or seller's market right now?

Citywide it is balanced, tilting slightly toward buyers, but that average hides two very different markets. As of September 6, 2026 Irvine had 762 active listings against a pace of about 181 closings a month, which is roughly 4.2 months of supply. Under about four months favors sellers and above about six favors buyers. By village the range is wide: Turtle Rock sits at 1.6 months, Oak Creek at 1.9 and Woodbridge at 2.5, all firmly seller's markets, while Great Park sits at 7.5 months and Woodbury at 6.2, both firmly buyer's markets. Great Park alone holds 179 of the city's 762 active listings. Supporting signs of the shift citywide: median days on market rose from 21 to 28, the median sale closed at 97.9% of asking, down from 98.8%, and 44% of current listings have already been reduced below their original asking price.

Which Irvine village is the most affordable, and which is the most expensive?

By median closed price over the 12 months ending September 6, 2026, the Airport Area is the most affordable of the villages with meaningful sales volume at $974,365, followed by Westpark at $1,105,000 and Woodbridge at $1,164,500. Orchard Hills is the most expensive at $2,770,000, followed by Turtle Rock at $2,390,000. Measured by price per square foot the ranking changes: Turtle Ridge leads at $1,195 and Turtle Rock follows at $1,033, while Great Park is the lowest at $678 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 September 6, 2026, the median primary HOA assessment was $260 a month for attached homes such as condos and townhomes, and $210 a month for detached single family homes. The middle half of attached sales fell between $210 and $404. Critically, 56% 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 $205 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
• Move-up buyer guide: Westpark Irvine 2026
• 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 3,946 closed residential sales from September 6, 2024 through September 6, 2026, plus a separate 90-day pull covering 542 closed sales from June 8 through September 6, 2026 and 939 active, active under contract and pending listings as of September 6, 2026, of which 762 are active.

• Trailing twelve months means September 7, 2025 through September 6, 2026. Prior twelve months means September 7, 2024 through September 6, 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. Citywide and village-level supply figures use the last 90 days of closings, so they reflect current conditions rather than a twelve-month average.
• The 90-day figures and the twelve-month figures come from different pulls and are dated separately throughout. Where they differ, the twelve-month figures describe the trend and the 90-day figures describe the present.
• Off-market listings are those with a cancelled, expired or withdrawn status whose off-market date falls inside the same 90-day window as the closings.
• 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, closed-sale data through September 6, 2026, inventory as of September 6, 2026. https://www.homesforsaleinirvine.com/irvine-housing-market-data/