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 23, 2026 · Updated: April 28, 2026
Two of my Woodbridge listings closed escrow in the past week, another one of mine just went Active Under Contract, and five fresh Coming Soon listings are lined up to hit the MLS – that’s the texture of today’s Woodbridge pull. Having sold homes in this community for over 20 years, I can tell you this stretch of April feels characteristic of a healthy seller’s market: inventory is turning, buyers are still showing up in the sub-$2M range, and accurate first-day pricing is doing most of the work on the homes that are moving.
Quick Snapshot of the Woodbridge Market
- New Listings (past 7 days): 8
- Coming Soon: 5
- Active Listings: 32 (9 of which are Detached Single-Family Homes)
- Active Under Contract: 9
- Pending Listings: 9
- Closed Sales in the Past 7 Days: 5
- Median Active List Price: $1,275,000 (roughly flat from the prior month)
- Average Price Per Square Foot (Active): $838
- Average Days on Market (Active): 47 (median 32) – up slightly from approximately 38 days in March
All figures are pulled directly from CRMLS as of April 23, 2026. Price-per-square-foot is calculated across all active property types combined. Days-on-market figures reflect cumulative DOM for currently active listings.
What Changed in Woodbridge Today
- 49 Pinewood #25 hit the MLS today as a brand-new active listing at $1,899,000 – a 3-bed, 3-bath, 2,404 sqft attached condo.
- The Coming Soon pipeline has five homes queued: 12 Blackswan (detached SFR, $1,699,000), 48 Wetstone (townhouse, $1,300,000), 8 Firebird #78 (condo, $999,990), 16 Claret (condo, $975,000), and 12 Hollowglen (townhouse, $799,988).
- Three of the nine pending homes went into pending status within 10 days, reinforcing that well-priced product in the $1M-$1.5M band is still moving quickly.
- Eleven of the 32 active listings have had at least one price reduction – the sharpest being 26 Morning Dove, now at $1,988,000 after originally launching at $2,160,000.
- Inventory mix on the active side: 17 attached condos, 9 detached single-family homes, 4 townhouses, and 2 attached single-family residences.
Absorption Rate and Market Context
With 5 closings in the past 7 days (roughly 20 per month) and 32 active listings, Woodbridge currently sits at approximately 1.5 months of supply. That places us firmly in seller’s market territory – a balanced market is generally defined as 3 to 4 months of supply. For context, there were approximately 28 active listings in March 2026, so inventory has ticked up slightly but demand has kept pace. This compression in supply is one reason correctly priced homes are still generating offers quickly.
Notable Woodbridge Listing Activity
Here are the listings and closings that stand out today in Woodbridge:
- 16 Driftwood #24: Closed at $1,200,000 on 4/16, a full $40,000 over the $1,160,000 list price. Another one of mine – a strong result for a 2-bed attached condo.
- 12 Wintermist #76: Closed at $985,000 on 4/17 at full list price. I listed this one (off-market sale).
- 18 Bayfield: Active Under Contract at $1,680,000 after 8 days on the market. One of my listings – a 4-bedroom detached single-family home that attracted offers quickly.
- 39 Foxboro: Closed at $2,325,000 on 4/17, the highest Woodbridge closing of the past week and one of only two detached single-family home closings.
- 12 Blackswan: New Coming Soon at $1,699,000, a 3-bed detached single-family home – one to watch when it flips Active.
The pattern this week is consistent: attached product in the $900K-$1.5M range is closing at or above list price when prepped well, detached single-family homes remain the scarce inventory category (only 9 active), and the homes taking price cuts tend to be the ones that launched high.
What This Means for Buyers
- If you want a detached single-family home, there are only 9 currently active in Woodbridge – so Coming Soon listings like 12 Blackswan are worth tracking before they go live. I can give you early visibility on Woodbridge homes for sale before they hit the open market.
- In the sub-$1M attached condo band, be pre-approved and ready to move fast – three pending homes went under contract in 10 days or less this week.
- Listings that have been sitting 45+ days often have room to negotiate. Eleven actives have already reduced from their original ask – that’s a real signal.
- 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 – I’ll walk you through what to expect at each price point. When a property is not a detached SFR, expect a sub-association monthly fee too, and these vary a lot.
What This Means for Sellers
- Price accurately in week one. In my experience, sellers who launch even 5-8% above where the market is absorbing tend to end up taking a larger reduction weeks later than if they had priced right from day one – 26 Morning Dove, 8 Sandpiper, and 9 Flaxwood have each taken $100K+ reductions.
- Well-prepped, correctly-priced attached condos are closing over list price – my 16 Driftwood #24 listing just closed $40,000 over asking.
- Detached single-family sellers have an inventory advantage right now. With only 9 active and fresh Coming Soon inventory limited, the right list price can generate fast offer activity (see my 18 Bayfield listing, Active Under Contract in 8 days).
- 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 moving into the final week of April with active buyer demand, fresh Coming Soon inventory, and strong closings at multiple price points. At roughly 1.5 months of supply, this remains a seller’s market – but it’s a market that rewards accurate pricing and strong preparation. Those two factors continue to separate the listings that sell quickly from the ones that require reductions.
Woodbridge Real Estate FAQ
How active is the Woodbridge real estate market right now?
Moderately active. There are 32 active listings, 9 active under contract, 9 pending, and 5 closed in the past 7 days. Three of the nine pending homes went under contract in 10 days or less, so well-priced inventory is still turning quickly as we head into late April.
How quickly can a home sell in Woodbridge Irvine?
It depends on price point and preparation. Among today’s pending homes, the median days on market falls in the low-to-mid 20s, and three went under contract in 10 days or less. In the past week, my own listing at 18 Bayfield moved into Active Under Contract in 8 days, and 16 Driftwood #24 closed $40,000 over list price in 3 days. In my experience, accurately priced and move-in-ready homes tend to pend within the first two to three weeks.
What is the difference between inside and outside the Loop in Woodbridge?
“The Loop” refers to Yale Loop, the main circular road through Woodbridge. Homes “Inside the Loop” are generally closer to the South Lake and North Lake amenities, the Village Centers, and the swim and tennis clubs. Homes “Outside the Loop” sit on the outer ring of streets, and sometimes are close to the Woodbridge border-streets which are Irvine Center Drive, Culver Drive, the 405 freeway and Jeffrey Road. Some lot sizes are generally consistent across both sides, and updated or remodeled interiors exist on both sides as well – so the decision usually comes down to proximity to a specific school, pool, or lake rather than lot size or home quality.
What are the HOA fees in Woodbridge Irvine?
All homes in Woodbridge are governed by the Woodbridge Village Association (WVA). HOA dues vary by property type – attached or detached condos and townhomes typically carry both a master association fee and a sub-association fee for their specific complex. Detached single-family homes generally pay only the master WVA fee. Fee amounts change periodically, so I always recommend pulling the current HOA documents as part of due diligence. I can walk you through what to expect for any specific property you’re considering.
Which schools serve Woodbridge in Irvine?
Woodbridge is served by the Irvine Unified School District (IUSD), consistently one of the top-rated districts in California. Key schools in the Woodbridge area are Woodbridge High School, Lakeside & South Lake Middle Schools, Stone Creek, Meadow Park, Springbrook and Eastshore Elementary Schools.
School assignments can vary by address, so always verify directly with IUSD for any specific property. Strong schools are a meaningful part of Woodbridge’s long-term value as a neighborhood.
What zip codes are in Woodbridge Irvine?
Woodbridge spans two zip codes: 92604 and 92614. When searching for homes online, running both zip codes will give you a complete picture of the active inventory. Some MLS search tools default to one zip code and can miss listings in the other, so it’s worth double-checking – especially for buyers researching without an agent.
What does Active Under Contract mean in California real estate?
Active Under Contract (sometimes written as “AUC” or “Contingent” in other MLSs) means the seller has accepted an offer, but the transaction is not yet in pending status – typically because there are contingencies still in play, such as an inspection period or loan approval. In California, sellers can continue to market the property and accept backup offers during this phase. If the primary offer falls through, the next buyer in line can step in. It’s a meaningful status to watch: it signals genuine buyer demand while the property is not yet fully off the market.
Is Woodbridge a good place to buy in 2026?
Based on current market data and over two decades of selling here, Woodbridge remains one of Irvine’s most well-rounded communities for buyers at multiple price points. The combination of two lakes, extensive recreational amenities, top-rated IUSD schools, and a range of attached and detached property types gives buyers meaningful optionality. At roughly 1.5 months of supply as of late April 2026, it is a seller’s market – but buyers who are well-prepared and working with current data can still make smart acquisitions, particularly in the attached condo/townhome segment where some listings have taken reductions. The key is entering with accurate pricing expectations and a clear sense of which product type fits your goals.
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.
📞 Call or Text: 949-537-2079
🌐 HomesForSaleInIrvine.com
📩 Contact Debbie
Based on information from California Regional Multiple Listing Service, Inc. as of April 23, 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.