Great Park pulled decisively ahead of every other Irvine village this week. Per the CRMLS data I pulled today, Great Park now accounts for 168 of the 776 active Irvine listings (about 22 percent), with Portola Springs and Orchard Hills close behind. That inventory tilt toward the newer master-planned villages is now the defining feature of this market, and it changes how buyers and sellers should think about pricing, competition, and days on market in the more established villages like Woodbridge, Northwood, and Turtle Rock.
Quick Snapshot of the Irvine Market
- New Listings (past 7 days by OnMarketDate): 111
- Active Listings: 776 (298 of which are Detached Single-Family Homes)
- Coming Soon: 16
- Active Under Contract: 91
- Pending Listings: 98
- Closed Sales in the Past 30 Days: 178
- Median List Price (Active): $1,649,900
- Median Sold Price (Closed, past 30 days): $1,565,000
- Average Price Per Square Foot (Active): $856
- Average Days on Market (Closed): 40
What Changed in Irvine This Week
- Great Park's 168 active listings now dwarf Woodbridge (39), Turtle Rock (23), and Woodbury (26), a mix shift that reflects continued builder and resale volume in the newer villages.
- 16 Coming Soon listings entered the CRMLS pipeline, spread across Great Park, Northwood, Woodbridge, Turtle Rock, Orchard Hills, and Westpark.
- Of the 178 closed sales in the past 30 days, 12 closed with 3 or fewer days on market, including a $7,000,000 close at 2 Vernal Spg in Shady Canyon at 0 DOM.
- The closed list-to-close ratio ran 98.4 percent (median), a sign that well-priced homes are still trading at or very near list.
- Orchard Hills continues to anchor the top end, with a median active list price of $3,389,000 and a median closed price of $3,128,000 over the past 30 days.
Notable Irvine Listing Activity
Here are a few listings or market movements that stand out in Irvine this week:
- 5552 Southall, Turtle Rock: Active at $2,950,000, a Single Family Residence (SFR/D). Listed by me on July 6, 2026. This is a detached Turtle Rock home in a village whose median active list price sits at $2,349,900.
- 57 Emerald, Woodbridge: Active at $2,950,000, detached single-family. Listed by me on July 1, 2026. It prices well above the Woodbridge median active list of $1,180,000 and reflects the top of the Woodbridge SFR/D range this month.
- 32 Acorn #15, Woodbridge: Pending at $875,000, attached condo (CONDO/A). Listed by me and went pending in 5 days.
- 9 Driftwood #22, Woodbridge: Closed at $1,100,000 on June 11, 2026 against a $1,050,000 list, 6 days on market. I listed this one and represented the buyer.
- 8 Claret #49, Woodbridge: Active at $950,000, attached condo (CONDO/A), 30 days on market. Listed by me.
- 2 Vernal Spg, Shady Canyon: Closed at $7,000,000 on July 8, 2026, 0 days on market.
- 23 Whistling Swan, Woodbridge: Closed at $1,850,000 on June 29, 2026 against a $1,795,000 list, 0 days on market.
The pattern is consistent: sharply priced homes in the established villages are still transacting at or above list within days, while inventory in the newer villages (Great Park, Portola Springs, Orchard Hills) continues to widen buyer choice at higher price points.
What This Means for Buyers
- If you want new construction feel, master-planned amenities, and more inventory, Great Park, Portola Springs, and Orchard Hills give you the most active listings to compare. Verify master HOA plus sub-association fees and Mello-Roos before you write.
- If you want established village character (mature trees, IUSD anchor schools, walkable neighborhoods), Woodbridge, Northwood, Turtle Rock, and Woodbury still have the tighter inventory and shorter closed DOM in this pull.
- PropertySubType matters. Attached condos (CONDO/A) often carry lower list prices but different HOA and lender treatment than detached condos (CONDO/D) or detached single-family (SFR/D). Ask your agent to sort by PropertySubType and PropertyAttachedYN when you shortlist.
What This Means for Sellers
- The 98.4 percent median list-to-close ratio says correctly priced homes are still going out at or very near list. Overpricing is the fastest way to lengthen days on market and force a reduction.
- Great Park's 168 active listings mean sellers in that village compete on presentation, staging, and pricing precision more than sellers in a lower-inventory village like Woodbridge or Turtle Rock.
- Consider timing. 12 of 178 closes this period sold in 3 days or less, but they were the homes priced accurately from day one, not the ones that reduced later.
Bottom Line
Irvine has plenty of active supply overall (776 listings), but it is concentrated in a small number of newer villages. Prices are holding, the median list-to-close ratio is 98.4 percent, and homes that are priced right are still closing quickly. I would recommend working with a local agent who tracks village-level supply and PropertySubType mix weekly, because Irvine is not one market, it is 15+ village-level markets with very different dynamics.
Irvine Real Estate FAQ
How competitive is Irvine right now?
Irvine is competitive on well-priced homes but not uniformly tight across villages. The closed list-to-close ratio is 98.4 percent (median) and 12 of 178 closes over the past 30 days went out in 3 days or less, but active inventory sits at 776 listings and is concentrated in Great Park, Portola Springs, and Orchard Hills.
Are homes in Woodbridge selling quickly?
Yes, on average. Woodbridge closed 13 homes in the past 30 days at a median price of $1,055,000 and an average of about 27 days on market, and one closed at $1,850,000 in 0 days on market. That said, both inside-the-Loop and outside-the-Loop homes can vary widely in HOA amenity access, condo vs single-family mix, and interior condition.
Which Irvine village is appreciating fastest?
The data in a single 30-day pull is not enough to declare an "appreciation winner," and I never predict prices. What the CRMLS data I pulled this week does show is that Orchard Hills carries the highest median active list ($3,389,000) and closed price ($3,128,000), while Great Park has the deepest active inventory (168). Sustained appreciation trends should be measured over quarters, not a single week.
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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Based on information from California Regional Multiple Listing Service, Inc. as of July 10, 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.