Orchard Hills did the heavy lifting on this week’s headlines in Irvine – four new detached homes priced from $3.6 million to $6.58 million hit the MLS in The Reserve and Groves in the last seven days, including 221 Clear Falls (a 7-bed, 6,290 sqft Tuscan-style estate at $6,580,000). At the same time, Irvine’s overall Active book grew to 724 listings, up from 658 a week ago. Inventory is rising, the top of the market is testing new price ceilings, and the homes priced inside the data are still moving quickly. Per the CRMLS data I pulled this morning, here’s where Irvine stands as of May 13, 2026.
Quick Snapshot of the Irvine Market
- New Listings (past 7 days): 53
- Active Listings: 724 (265 of which are Detached Single-Family Homes)
- Active Under Contract: 90
- Pending Listings: 88
- Closed Sales (past 7 days): 13
- Median List Price (Active): $1,699,890
- Median Close Price (past 7 days): $1,685,000
- Median Price Per Square Foot (Active): $837
- Median Days on Market (Active): 35
- Median Days on Market (Closed): 14
- Median List-to-Close Ratio: 99.4%
What Changed in Irvine This Week
- Active inventory climbed to 724, up about 10% from 658 a week ago. The biggest concentrations remain Great Park (175 active), Portola Springs (83), Orchard Hills (72), and the Airport Area (68). Established villages stayed tighter: Woodbridge sits at 34, Turtle Rock at 24, and Westpark at 24.
- Of 724 Active listings, only 265 are detached single-family residences. The rest, 459 listings, are condominiums and attached townhomes/SFRs. That’s a meaningful Prop Sub Type mix when buyers shop “Irvine homes” generally and end up looking mostly at attached product, especially in Great Park, Portola Springs, and the Airport Area.
- 75 Active sellers adjusted their list price in the past seven days. That’s roughly 10% of the Active book recalibrating in a single week, a clear signal that aspirational pricing is being met with editing, not bidding.
- Orchard Hills delivered four new high-end detached SFR listings in seven days: 221 Clear Falls ($6,580,000), 137 Prestigo ($5,680,000), 154 Roscomare ($4,250,000), and 242 Sutters Mill ($3,608,000). When that much trophy inventory hits in one village in one week, it tends to set the conversation for the entire luxury tier in Irvine.
- Closed-side velocity stayed sharp on the homes that did transact. Median Days on Market for closed sales was just 14, and the median list-to-close ratio was 99.4%, meaning the typical Irvine sale this week closed within a half-percent of asking, and in about two weeks.
Notable Irvine Listing Activity
Per the CRMLS data I pulled this week, here are several Irvine listings worth flagging:
- 221 Clear Falls, Orchard Hills (Reserve): New this week at $6,580,000, a 7-bed/7-bath, 6,290 sqft detached SFR. The week’s top new listing in Irvine and the price point to watch in the Reserve.
- 137 Prestigo, Orchard Hills: New at $5,680,000, a 4-bed/5-bath, 3,554 sqft detached home. The smaller footprint at this price tells you where Orchard Hills land value is being set.
- 64 Bellatrix, Great Park: The week’s largest closed sale at $4,400,000, in only 8 days on market on a $4,450,000 list, 98.9% of list, a sharp escrow at the top of Great Park’s price range.
- 80 Rossmore, Stonegate: Closed at $2,910,000 (102.1% of list) in 8 days. Stonegate detached SFR product continues to attract above-list offers when priced tightly.
- 46 Ohio, Walnut Village: Closed at $1,650,000 on a $1,549,880 list, 106.5% of list in just 4 days. The strongest over-list ratio of the week, and a reminder that Walnut Village’s smaller inventory still supports competitive bidding.
- 5652 Oakley, Turtle Rock: Listed and Pending the same day at $3,700,000. Turtle Rock detached homes priced correctly are still being absorbed almost instantly.
- 21 Land Bird, Portola Springs: Listed and Pending the same day at $2,650,000, another DOM=0 result that says the buyers are sitting on the sidelines, ready when the right home prints.
The pattern in the data is consistent: when a home is priced where the market is, not where the seller wishes it were, Irvine is still moving it inside two weeks. When it’s not, it’s joining the ~10% of Actives that adjusted price this week.
What This Means for Buyers
- Selection is better than it was a month ago. With 724 Active listings, especially across Great Park, Portola Springs, and the Airport Area, there’s real choice. If you’re flexible on village, you have negotiating room.
- Watch the repricing list. Seventy-five Actives cut or adjusted price this week. Listings that have been sitting 30+ days are the most likely to discount further; a thoughtful below-list offer is often welcomed at that point.
- Detached single-family supply is still the tightest slice. Only 265 of 724 Actives are detached SFR, and most of those are concentrated in newer villages like Great Park, Orchard Hills, and Portola Springs. If you want a detached home in Northwood, Turtle Rock, or Woodbridge, expect to compete when something fresh hits.
What This Means for Sellers
- The market is rewarding precision, not optimism. Median Days on Market for Closed sales was 14, and the median list-to-close ratio was 99.4%. Get the price right in the first ten days; the data shows that’s where the real demand window is.
- Presentation continues to matter. The fastest closes this week, 46 Ohio in Walnut (4 days), 64 Bellatrix in Great Park (8 days), 80 Rossmore in Stonegate (8 days), all reflected sharp prep, sharp price, and clean marketing.
- If your home has been Active 45+ days without offers, it’s a pricing conversation, not a marketing one. Ten percent of Active Irvine sellers adjusted price in the past week alone, the homes that didn’t are watching the homes that did go pending.
Bottom Line
Irvine’s spring 2026 market is broadening at the top while staying disciplined at the median. Orchard Hills added four detached SFRs above $3.6 million in seven days, and Active inventory citywide is up roughly 10% week-over-week, but homes that close are still closing fast (median 14 days) and at 99.4% of list. After 21 years working Irvine, this is the kind of market that rewards a clear-eyed pricing call and a clean presentation more than any other variable.
Irvine Real Estate FAQ
How competitive is the Irvine housing market right now?
Selectively competitive. As of May 13, 2026, Irvine has 724 active MLS listings with a median list price of about $1,699,890 and median Active days on market of 35. Homes that actually closed in the past week did so in a median of just 14 days at 99.4% of list, so when a home is priced correctly, it still moves quickly, but the broader Active book is recalibrating as inventory rises.
Which Irvine village is the most active right now?
By raw inventory, Great Park is the largest village in the Irvine MLS this week with 175 active listings, about 24% of the entire Irvine Active book, followed by Portola Springs (83), Orchard Hills (72), and the Airport Area (68). Established villages like Woodbridge (34), Turtle Rock (24), Woodbury (16), and Oak Creek (13) sit much tighter, which generally supports more stable pricing.
Is now a good time to sell in Orchard Hills?
It depends on price band. Orchard Hills carried 72 Active listings this week, and four new detached homes between $3.6M and $6.58M just hit the MLS, raising the supply at the luxury tier. Homes priced tightly to recent comps are still closing: 201 Fiore just closed at $2,680,000 (100% of list, 11 days) and 170 Villa Ridge closed at $2,320,000 (99.7% of list, 19 days). At the very top of the village, sellers should expect more time on market as inventory deepens.
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 21+ years of local 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 21 years of 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 May 13, 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.