This week in Irvine, my own book of business tells the story cleanly. I have six listings across Woodbridge and Turtle Rock right now, and one more, 32 Acorn #15 in Woodbridge, just closed over asking at $925,000 on a $875,000 list in five days. Meanwhile, three more of mine went into Active Under Contract, including 19 Waterway #9. Long marketing times on a couple of properties finally paid off with real buyers at the table. Per the CRMLS data I pulled today, Irvine has 801 active listings, 313 of them Detached Single-Family Homes, and 179 closings in the past 30 days. That is a market with real depth, and where a seller's price positioning matters more than seasonal luck.
Quick Snapshot of the Irvine Market
- New Listings (past 7 days): 98
- Active Listings: 801 (313 of which are Detached Single-Family Homes)
- Active Under Contract: 78
- Pending Listings: 95
- Coming Soon: 13
- Closed Sales in the Past 30 Days: 179
- Median List Price (Active): $1,645,000
- Median Sold Price (Closed): $1,400,000
- Median List-to-Close Ratio: 97.8 percent
- Average Price Per Square Foot (Active): $846
- Average Days on Market (Closed): 46
What Changed in Irvine This Week
- Ninety-eight new listings hit the MLS in the past seven days, so buyers who felt boxed out in June have more to choose from now.
- Seventeen of the 179 closings in the last 30 days sold in 3 days or less. Properly priced Irvine homes are still moving fast even as the broader market cools.
- Twenty-five active or pending rows show Days on Market at zero, meaning they went from listing to accepted offer inside the reporting cycle.
- Thirteen homes sit in Coming Soon status across seven villages, with Northwood, Great Park, and Portola Springs leading the pipeline.
- The median list-to-close ratio at 97.8 percent tells you sellers are still getting close to asking when the price is set correctly, but the average 46 days on market for closed sales means overpriced homes are sitting.
Notable Irvine Listing Activity
This week I want to walk through my own listings and buyer closings, because they capture where the Irvine market is at right now.
- 32 Acorn #15, Woodbridge: Just closed. I listed this Woodbridge condo at $875,000, and it closed at $925,000 in only 5 days on market. A clean, correctly priced Woodbridge condo with the right presentation still draws multiple offers.
- 8 Claret #49, Woodbridge: Another one of mine, now Active Under Contract at $950,000. This is a Woodbridge attached condo (CONDO/A), so buyers are getting the Loop lifestyle and the sub-association amenities without the detached-home price tag.
- 19 Waterway #9, Woodbridge: One of my Woodbridge waterfront condos, just moved to Active Under Contract at $1,799,000. The Waterway location, directly on the lagoon, is one of the most distinctive settings in Woodbridge, and it took the right buyer to appreciate what they were getting.
- 30 Waterway #43, Woodbridge: Still active at $1,499,000. Another Woodbridge Waterway condo I have listed. If you have been looking for a lakefront condo, this one is worth a look.
- 57 Emerald, Woodbridge: One of my active Woodbridge detached single-family listings at $2,950,000. Woodbridge SFR/D inventory is thin, and a home in this price band and location does not come up often.
- 5552 Southall, Turtle Rock: My Turtle Rock detached listing at $2,850,000, now Active Under Contract. Turtle Rock closed 10 homes in the past 30 days, and detached inventory here moves when priced against the neighborhood's recent comps.
- 71 Clocktower, Woodbury: I represented the buyer on this one. Closed at $3,925,000 against a $4,180,000 original list price, so my buyers picked up this Woodbury home for $255,000 under the original ask.
- 45 Alicante Aisle #52, Westpark: Another one where I represented the buyer. Closed at $849,000 in Westpark, exactly at list. A clean transaction on a well-priced Westpark condo.
The pattern I see across my own transactions this week is the same pattern I see across Irvine broadly. Correctly priced homes are still moving in 3 to 7 days. Overpriced or off-market-fit homes need patience, a price correction, or both. There is no one-size answer to how Irvine is performing, because it depends on the village, the property type, and the price point.
What This Means for Buyers
- Ninety-eight new listings hit in the last week and 801 total active, so buyers finally have a wider selection than we saw earlier in the summer. Sit with your agent and revisit villages you might have written off two months ago.
- The median list-to-close ratio at 97.8 percent means well-priced homes still close near ask, but the 71 Clocktower buy shows that on longer-DOM properties, there is real room to negotiate. If a home has sat 60 to 140 days, you may have leverage.
- Watch the 13 Coming Soon listings across Northwood, Great Park, Portola Springs, Woodbridge, and other villages. Coming Soon means you can preview before public MLS release, but no showings are allowed for Coming Soon listings.
What This Means for Sellers
- Homes priced correctly are still closing quickly, like my 32 Acorn #15 close in Woodbridge on July 17 at $925,000 over a $875,000 list in 5 days.
- Homes priced above the neighborhood's recent comps are sitting 46+ days on average, and some are pulling withdrawals or cancellations (113 Withdrawn and 90 Canceled rows in the last 30 days).
- Presentation matters more when the buyer pool is choosier. Professional photography, clean staging, and pre-list repairs are worth the investment when you are competing with 800 other listings.
- Unique properties, like the Woodbridge Waterway condos, take longer to sell because the buyer pool is narrower. That is not a market signal, it is a match-making function, and it rewards seller patience.
Bottom Line
Irvine in August 2026 is a two-track market. Correctly priced homes in every village are still transacting quickly, several of my own included. Mispriced homes and homes with narrow buyer appeal are taking real time. If you are buying, the selection is better than it has been in months. If you are selling, the pricing decision is the entire game.
Irvine Real Estate FAQ
How competitive is the Irvine real estate market right now?
Irvine is competitive but no longer frantic. The median list-to-close ratio is 97.8 percent and 17 of 179 recent closings sold in 3 days or less, so well-priced homes still get multiple offers, but the average 46 days on market and 801 active listings mean buyers have more selection than they did in early summer.
How quickly can a home sell in Woodbridge?
A correctly priced Woodbridge home can close in under a week. My 32 Acorn #15 Woodbridge condo went from listing to closed at $925,000 over a $875,000 list in 5 days three weeks ago. Woodbridge closed 20 homes in the past 30 days, second only to Northwood and Great Park.
What affects home values in Woodbridge?
The biggest factors are the sub-association, attached versus detached condos/townhomes or SFR homes, waterfront or greenbelt frontage, and school assignment within IUSD. Some Irvine homes are not zoned for IUSD homes. HOA and Mello-Roos exposure also matter because Woodbridge has a master association plus sub-association fees, and no Mello-Roos, and buyers price that into their offers.
Looking for the Right Realtor in Irvine?
If you're looking for a Realtor in Irvine, Debbie Sagorin is one of the most experienced agents working this market. With 22+ years of Irvine experience, 350+ closings in Orange County (260+ in Irvine alone), and deep village by village knowledge from Woodbridge and Northwood to Turtle Rock, Woodbury, Westpark, Oak Creek, El Camino Real, Quail Hill, and the newer master-planned communities, Debbie helps buyers and sellers make confident, data-driven decisions.
Call or Text: 949-537-2079
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About the Author
Debbie Sagorin is a licensed California Realtor® with Coldwell Banker Realty in Newport Beach (DRE #01411020), specializing in Irvine, California real estate. With over 22 years of Irvine experience and 350+ homes sold in Orange County (including 260+ in Irvine), she serves buyers and sellers across all of Irvine's villages. Debbie holds the ABR®, CNE, e-PRO®, and Smart Home Certified designations, has earned 290+ five-star reviews on Zillow and Google, is a 12-time Five Star Real Estate Agent Award recipient, and has received the Award of Excellence for Online Marketing from REALTOR.com®. She is a long-time Woodbridge resident.
Based on information from California Regional Multiple Listing Service, Inc. as of August 9, 2026 and/or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.