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: May 7, 2026 · Updated: May 7, 2026
Escrow activity is running deep in Woodbridge this morning. Today’s MLS pull shows 17 homes either pending or active under contract against just 29 actives – a near 1-to-2 ratio that tells me buyers are still moving on properly priced inventory, even as we head deeper into May. We also have one new Coming Soon listing in Bayporte at the top of the price band, and one of my own Single-Family listings on Bayfield went pending in just 8 days.
Quick Snapshot of the Woodbridge Market
- New Listings (past 7 days, on-market): 5
- Active Listings: 29 (8 of which are Detached Single-Family Homes)
- Active Under Contract: 10
- Pending Listings: 7
- Closed Sales in the Past 7 Days: 7
- Coming Soon: 1
- Median Active List Price: $1,300,000
- Average Active List Price: $1,431,009
- Average Price Per Square Foot (Active): $843.64
- Average Days on Market (Active): 53.9 (median 38)
- Average Closed Price (Past 7 Days): $1,008,269
- Average Closed Price Per Square Foot (Past 7 Days): $852.04
All figures pulled directly from CRMLS as of May 7, 2026. Price-per-square-foot calculations include all active property types combined. Days-on-market figures reflect cumulative DOM for currently active listings.
What Changed in Woodbridge Today
- One new Coming Soon listing entered the system: 3 Bayporte, a detached single-family home priced at $2,299,900.
- 117 E. Yale #24 went Pending in just 5 days – the fastest mover in this pull.
- 18 Bayfield, one of my listings, went Pending after 8 days on market at $1,680,000.
- 36 Sunfish #41 closed at $875,000 – well above its ridiculously low original list of $649,000 – after only 5 days on market, a clear signal of competitive bidding on the right entry-level condo.
- Active inventory is currently weighted toward attached homes: 16 condos and 5 townhouses versus 8 detached single-family homes.
Absorption Rate and Market Context
With 7 closings in the past 7 days (roughly 30 per month) and 29 active listings, Woodbridge sits at approximately 1 month of supply – firmly in seller’s market territory (3-4 months is generally considered balanced). Detached single-family homes are the scarce inventory category at only 8 of 29 actives. That supply compression is one reason correctly priced homes are continuing to draw offers within days.
Notable Woodbridge Listing Activity
Here are a few listings or market movements that stand out today in Woodbridge:
- 18 Bayfield: Pending at $1,680,000 after 8 days on market. Listed by me – a detached single-family home on a quiet outside the loop street, and the kind of straightforward pricing that gets a property into escrow quickly.
- 19 Waterway #9: Active at $1,899,000. Another one of mine – a four-bedroom home along the South Lake lagoon, with strong views.
- 30 Waterway #43: Active at $1,650,000. Listed by me as well – another attached townhouse in the same neighborhood on the waterway.
- 3 Bayporte: Just-announced Coming Soon at $2,299,900 – a detached single-family home in one of Woodbridge’s higher-priced pockets.
- 36 Sunfish #41: Closed at $875,000 (above the $649,000 original list) after 5 days on market – a notable example of how priced-right condos under $1M are still moving aggressively.
- 6 Whitecloud: Closed at $1,750,000, over its $1,688,888 list, after 14 days – solid evidence of demand for detached homes in the $1.5M–$2M band.
The pattern I’m seeing today is a bifurcated market. Well-priced, move-in-ready homes – especially condos under $1M and detached homes in the $1.5M–$2M range – are pulling multiple offers and closing over list inside three weeks. Listings that drift past the 60-day mark are increasingly the ones that came in priced above where the comps support them. The closed-sales data tells the story plainly: average price per square foot on the most recent week of closings ($852) is right in line with where active listings are positioned ($843), so the market is rewarding accurate pricing rather than aspirational pricing.
What This Means for Buyers
- If you’re shopping under $1M in the condo segment, expect competition. Properties like 36 Sunfish #41 are closing well above list within a week, so be ready to write a clean offer quickly. Browse Woodbridge homes for sale.
- Detached single-family inventory is thin – only 8 actives across all of Woodbridge today. If a detached home in your target price range hits the market, plan to tour within the first weekend.
- Listings that have been sitting more than 60 days may have negotiation room, especially in the upper price tiers where average DOM stretches well past the median.
- All Woodbridge homes are part of the Woodbridge Village Association (WVA), the community HOA. Budget for HOA dues as part of your monthly payment when calculating affordability. When a property is not a detached SFR, expect a sub-association monthly fee too, and these vary by complex.
What This Means for Sellers
- The buyers are still here – 17 homes in escrow against 29 actives is a healthy ratio. The catch is that buyers are disciplined on price; the homes that are sitting are almost all the ones that came in above the comp set.
- Median DOM on active inventory is 38 days – meaning roughly half of what’s on the market right now has been sitting longer than five weeks. If your home is in that bucket, a price-positioning conversation is worth having.
- Condos and townhouses outnumber detached actives nearly 3-to-1 right now. If you’re selling an attached home, sharper pricing and presentation matter more than usual to stand out.
- Curious about what your Woodbridge home is worth in today’s market? I’m happy to walk through a no-obligation pricing analysis.
Bottom Line
Woodbridge is showing healthy two-sided activity heading into mid-May. New supply is modest, escrow volume is strong, and the homes that are pricing to the comps are moving in under three weeks. It’s a market that rewards preparation on both sides – buyers ready to act decisively on the right home, sellers willing to set a list price the data actually supports.
Woodbridge Real Estate FAQ
Are homes in Woodbridge selling quickly?
It depends on price discipline. In today’s data, 117 E. Yale #24 went pending in 5 days and 18 Bayfield in 8 days – both at list prices supported by recent comps. Median days on market for active listings, however, is 38 days, and several listings have crossed 100. Properly priced homes are still moving in under three weeks; aspirationally priced ones are sitting (because unicorn buyers don’t exist).
Is now a good time to sell a home in Woodbridge?
For the right home at the right price, yes. The escrow-to-active ratio (17 in contract against 29 active) shows buyer demand is real. But buyers are no longer chasing – they are evaluating against the comp set. If your home is well-prepared and priced where the recent closed sales support, the data says it should sell within 30 days.
How active is the Woodbridge real estate market right now?
Today’s pull shows 60 listings tracked across all statuses – 29 active, 17 in escrow (pending or active under contract), 7 closed in the past week, 1 coming soon, and a handful on hold or withdrawn. Average closed price for the past week is just over $1,000,000, and price per square foot on closings is sitting at roughly $852. That’s a balanced, working market.
Work With Debbie Sagorin – Irvine’s Woodbridge Expert
Thinking about buying or selling in Woodbridge or anywhere in Irvine? I bring 21+ years of local experience, 350+ closings in Orange County, and an unmatched knowledge of Woodbridge’s micro-markets – South Lake, North Lake, inside and outside the Loop.
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Based on information from California Regional Multiple Listing Service, Inc. as of May 7, 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.