By Debbie Sagorin, REALTOR® · Coldwell Banker Realty · California DRE #01411020 · ABR®, CNE, e-PRO® · Top 1% of REALTORS® in Irvine · 21+ years · 350+ closings in Orange County (250+ in Irvine) · Long-time Woodbridge resident
Published: April 28, 2026 · Updated: April 28, 2026 · Data source: California Regional MLS
Irvine’s spring inventory has tilted sharply toward the newer master-planned villages this week. Of the 643 active listings on the MLS as of April 28, 2026, more than half – 346 – sit in just four communities: Great Park (152), Portola Springs (70), Airport Area (64), and Orchard Hills (60). The established villages tell a different story: Woodbridge has 28 active, Turtle Rock 22, Westpark 18. That geography matters. Where supply is concentrated, time on market is longer; where supply is tight, well-priced homes are still going under contract in under three weeks. After 21+ years working this market, this is the kind of split that should shape how buyers and sellers strategize over the next 30 days.
Quick Snapshot of the Irvine Market
- New Listings (past 7 days): 107
- Active Listings: 643 (256 of which are Detached Single-Family Homes)
- Coming Soon: 24
- Active Under Contract: 87
- Pending Listings: 91
- Closed Sales (past 7 days): 38
- Median List Price (Active): $1,749,000
- Median Close Price (past 7 days): $1,572,500
- Median Price Per Square Foot (Active): $838
- Median Days on Market (Active): 35
- Median Days on Market (Closed): 19
- Median List-to-Close Ratio: 98.7%
What Changed in Irvine This Week
- Inventory is concentrating in Irvine’s newer villages. Great Park alone holds 152 of 643 active listings (24% of all Irvine inventory), with Portola Springs, Airport Area, and Orchard Hills rounding out the top four.
- 53 active sellers adjusted their list price in the past seven days. That’s a meaningful share of the Active book recalibrating to current buyer demand.
- 38 closed sales hit a median 98.7% of list price. Six of the 38 closed above asking, four at asking, and the remaining 28 closed below — leverage looks balanced rather than tilted to either side.
- The Coming Soon pipeline holds 24 listings, including high-end product like 109 Andirons in Orchard Hills at $4,988,000 and 57 Pulsar in Great Park at $4,980,000. Expect another supply pulse the first full week of May.
- Quick closes still happen when pricing is sharp: 146 Weathervane in Quail Hill closed at full asking – $2,688,000 – in one day, and 636 Sonia in Great Park did the same at $1,199,990 in a single day.
Notable Irvine Listing Activity
Per the CRMLS data I pulled today, here is how the most notable Irvine activity breaks down – starting with my own transactions, followed by other movements I’m tracking.
My Active and Recent Transactions
- 10 Petersburg, Northwood – My listing. Detached single-family home, went pending at $1,425,000 in just 6 days on market. A clean signal that sharp pricing in Northwood still draws fast offers.
- 18 Bayfield, Woodbridge – My listing. Detached single-family home outside the Loop, Active Under Contract at $1,680,000 after 20 days.
- 19 Waterway #9, Woodbridge – My listing. Attached condominium, currently active at $1,899,000.
- 30 Waterway #43, Woodbridge – My listing. Attached townhouse, currently active at $1,650,000 in one of Woodbridge’s most walkable pockets.
- 53 Oakhurst, Northwood – I represented the buyer. Closed at $2,250,000, $150,000 below original list. Detached single-family home in Northwood – a strong negotiation outcome in a tight submarket.
Other Notable Irvine Activity This Week
- 146 Weathervane, Quail Hill: Detached single-family closed at full $2,688,000 list in 1 day on market – a clean comp signal for the Quail Hill high end.
- 14701 Doncaster, El Camino Real: Closed at $1,570,000 versus a $1,499,000 list – 4.7% over asking in 5 days.
- 104 Shady Arbor, Laguna Altura: New Coming Soon at $9,900,000 – the priciest entry into the pipeline this week.
- 109 Andirons, Orchard Hills & 57 Pulsar, Great Park: High-end Coming Soon listings at $4,988,000 and $4,980,000 respectively.
- 636 Sonia, Great Park: Closed at full $1,199,990 list in 1 day – another sharp-pricing example.
The pattern is consistent across the data: when a listing is priced to recent comparable sales from week one, it’s drawing offers in the first three weeks. When it launches above the market, it joins the 53 active price reductions logged this week.
What This Means for Buyers
- You have meaningful choice – 643 active listings city-wide, 24 more Coming Soon, and 53 active price reductions in the past seven days. But the well-priced homes are still going under contract in roughly 19 days, so a slow walk on the right home is risky.
- The detached-versus-attached value gap is real. Active detached single-family homes are running a median $942 per square foot at a $2,698,500 median list, while attached condos and townhouses run a median $773 per square foot at a $1,350,000 median list. If your search isn’t tied to a specific village, attached product remains the value play.
- If your priority is faster turn and tighter inventory, look at established villages: Woodbridge (28 active), Turtle Rock (22), Westpark (18), University Park (17), and Woodbury (15) are all turning faster than the newer communities.
What This Means for Sellers
- Price right at launch. The 53 reductions logged this week are mostly listings that started above the market and are now chasing it – and homes that chase rarely catch up.
- The benchmark to hit right now is a 19-day median time to contract at 98.7% of list. If your home is past 30 days on the market with no offers and no traction, that gap is telling you something specific about price, presentation, or both.
- If you’re in Great Park, Portola Springs, Airport Area, or Orchard Hills, you’re competing against meaningful inventory. Pricing strategy and presentation have to do more of the work in those concentrated submarkets than they do in the established villages.
Bottom Line
Irvine’s spring market is split by geography. Newer villages – Great Park, Portola Springs, Airport Area, Orchard Hills – are absorbing the bulk of new supply, with longer days on market and more price reductions. Established villages are tighter, and well-priced homes there are still going under contract in under three weeks at near-list. With 24 Coming Soon listings queued and 107 fresh listings just hit, May will keep testing pricing discipline on both sides of the table.
Irvine Real Estate FAQ
Which Irvine villages have the most homes for sale right now?
As of April 28, 2026, Great Park leads with 152 active listings — about 24% of all Irvine inventory. Portola Springs is second with 70, followed by the Airport Area with 64 and Orchard Hills with 60. Together those four communities hold more than half of Irvine’s 643 active listings. The established villages are considerably tighter: Woodbridge has 28 active, Turtle Rock has 22, and Westpark has 18.
Are homes in Irvine selling quickly?
It depends on how the home is priced. The median active home has been on the market 35 days, but the median closed home in the past seven days went under contract in 19 days at 98.7% of list. Sharp, comp-aligned pricing still drives quick activity – 146 Weathervane in Quail Hill closed in one day at full $2,688,000 list, and 636 Sonia in Great Park did the same at $1,199,990. Homes that launched above the market this spring are the ones now driving the 53 active price reductions logged this week.
How do I price correctly in Irvine?
The reliable approach is to study the most recent 30 to 60 days of closed sales in your specific village and product type. Detached single-family homes and attached condos in the same village price very differently – Active detached SFR is running a median $942 per square foot in Irvine right now, while attached condos and townhouses median $773. In Woodbridge, inside the Loop and outside the Loop comp differently, even though lot sizes are generally consistent across both. In my experience, the strongest first-week response comes from pricing that reflects the last three to five truly comparable closed sales, not the highest active listing in the neighborhood.
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, Portola Springs, Orchard Hills, and Great Park – Debbie helps buyers and sellers make confident, data-driven decisions.
📞 Call or Text: 949-537-2079
🌐 HomesForSaleInIrvine.com
📩 Contact Debbie Sagorin
Based on information from California Regional Multiple Listing Service, Inc. as of April 28, 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.