Coming Soon inventory shifted noticeably in Irvine this week. Thirteen homes moved into Coming Soon status across seven villages, from a $498,800 Northwood condominium to a $9,180,000 Laguna Altura estate, and Northwood alone accounts for four of them. That kind of mid-summer restocking is unusual, and it lines up with what I saw in my own listing activity: one of my Woodbridge condominiums, 32 Acorn #15, closed at $925,000 (5 percent over the $875,000 list price) after just 5 days on market. Per the CRMLS data I pulled today, July 26, 2026, Irvine has 794 active listings, 189 closes over the past 30 days, and a median list price of $1,647,500.
Quick Snapshot of the Irvine Market
- New Listings (past 30 days by OnMarketDate): 382
- Active Listings: 794 (312 of which are Detached Single-Family Homes)
- Active Under Contract: 96
- Pending Listings: 92
- Coming Soon: 13
- Closed Sales in the Past 30 Days: 189
- Median List Price (Active): $1,647,500
- Median Sold Price (Closed): $1,516,000
- Median Price Per Square Foot (Closed): $813
- Average Days on Market (Closed): 48 (median 35)
- Median List-to-Close Ratio: 98.0 percent
What Changed in Irvine This Week
- Coming Soon jumped to 13 homes, with Northwood leading (4), and Portola Springs and Walnut each adding 2.
- Twelve homes closed in 3 days or fewer, including 21 Emerald in Woodbridge at exactly the (very low imo), $2,950,000 list price and 5652 Oakley in Turtle Rock at $3,730,000 (over its $3,700,000 list).
- Great Park continues to dominate active inventory with 187 of the 794 active listings, and its subtype mix is 123 condominiums to 61 detached SFRs, a reminder that Great Park is still very much a condo-heavy market.
- Orchard Hills carried the top luxury closes outside of Shady Canyon (25 Golden Eagle at $11,250,000), with 221 Clear Fls at $6,150,000 and 111 Lanzon at $5,600,000.
- 56 of 189 closes (about 30 percent) sold at or above list price, while 36 closed below 95 percent of list, so the mid-range market is negotiable but a well-priced home still moves.
Notable Irvine Listing Activity
Here are a few listings or market movements that stand out in Irvine this week:
- 32 Acorn #15, Woodbridge: Closed at $925,000, 5 percent over the $875,000 list price, in 5 days on market. Listed by me.
- 5552 Southall, Turtle Rock: Active detached single-family home at $2,950,000, 20 days on market. Listed by me.
- 57 Emerald, Woodbridge: Active detached single-family home at $2,950,000, 25 days on market. Listed by me.
- 8 Claret #49, Woodbridge: Active attached condominium at $950,000. Listed by me.
- 71 Clocktower, Woodbury: Closed at $3,925,000, $255,000 below the original list price. I represented the buyer on this one.
- 23 Whistling Swan, Woodbridge: Detached single-family home closed at $1,850,000 on a $1,795,000 list, 0 days on market.
- 21 Emerald, Woodbridge: Detached single-family home closed at $2,950,000, 3 days on market.
- 5652 Oakley, Turtle Rock: Detached single-family home closed at $3,730,000 on a $3,700,000 list, 0 days on market.
- 25 Golden Eagle, Shady Canyon: Closed at $11,250,000, the top Irvine close of the past 30 days.
The 0 to 3 DOM closes are clustered on well-priced, well-presented detached homes, and they hit across price bands from Airport Area to Shady Canyon. That is a real signal that pricing correctly at first list still matters more than list price alone.
What This Means for Buyers
- Inventory is broadening: 121 active listings under $1M, 403 between $1M and $2M, 163 between $2M and $3M, and 107 above $3M, so buyers in every band have real options.
- Coming Soon activity in Northwood (four listings from $498,800 to $1,150,000) gives entry and move-up buyers a preview window before homes hit active status.
- In villages like Great Park and Portola Springs, understand the difference between an attached condominium (CONDO/A), a detached condo product (CONDO/D), and a detached single-family (SFR/D). It affects HOA structure, Mello-Roos exposure, and resale later.
What This Means for Sellers
- Median list-to-close is 98.0 percent, but 36 of 189 closes came in below 95 percent of list. A high initial list can cost real money on the way out.
- Median closed DOM is 35 days, but 12 homes went out in 3 days or less. Correct pricing and strong Day One presentation still drive the fastest, cleanest closes.
- In Woodbridge specifically, both inside-the-Loop and outside-the-Loop closes are showing up in the same DOM ranges. Condition, layout, and pricing matter more than which side of the Loop the home sits on.
Bottom Line
Irvine in late July 2026 is a well-supplied but disciplined market. Buyers have 794 active choices and a widening Coming Soon pipeline; sellers still get list price or better on about 30 percent of closes, but only when the first list price is correct. My recommendation, whether you are buying or selling in Irvine, is to start with an accurate, village-level comparative market analysis before you commit to a number, and to lean on an agent who has seen this market cycle through more than one shift.
Irvine Real Estate FAQ
How competitive is Irvine right now?
Irvine is competitive on well-priced, well-presented homes but not uniformly tight across the city. Per the CRMLS data I pulled today, 12 of 189 closes over the past 30 days went out in 3 days or fewer, and 56 of 189 closes sold at or above list. At the same time, 36 closes came in below 95 percent of list, so pricing discipline still matters.
How do I price my Irvine home correctly?
Price on comparable sold data from the last 60 to 90 days in your specific village, adjusted for square footage, condition, and HOA and Mello-Roos load, not on the current asking prices of active listings. The Irvine median list-to-close ratio is 98.0 percent right now, so most sellers give up about 2 percent from list to sold. A too-high initial list price often costs more than that later, since 36 of the past 30 days' closes ended below 95 percent of list.
How active is Turtle Rock right now?
Turtle Rock is active but not oversupplied. There are 27 active listings, 3 pending, and 10 closes over the past 30 days. The village median closed price is $2,970,000 and closed price per square foot runs about $1,106, reflecting a mix of detached single-family homes on interior streets and higher-end Shady Canyon-adjacent properties.
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 (250+ 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 250+ 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 285+ five-star reviews on Zillow and Google, is an 11-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 July 26, 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.