Is 2026 a good time to move up within Westpark?

For a prepared buyer, the conditions are the most favorable since 2022. As of August 21, 2026 there are 29 active Westpark listings and 6 in escrow, roughly 4.6 months of supply. 45% of active listings have already reduced their price, by a median of 4.0%. Homes closed at or above asking only 37.3% of the time over the past year, down from 50.8%. Prices have eased slightly rather than fallen sharply, so you are not getting a discount on the purchase, but the negotiating environment on the buy side is materially better than it was, and that matters more when the home you are buying is the expensive one.

How much does it cost to move from a Westpark condo to a Westpark house?

Based on the last 12 months of closed sales, the median attached home in Westpark sold for $857,500 and the median detached home for $1,725,000, a gap of $867,500 for roughly 884 more square feet and two more bedrooms. Partly offsetting it, median combined HOA dues fall from about $400 a month on an attached home to about $65 on a detached one, a saving of roughly $4,000 a year.

Did Westpark home prices go down in the past year?

Yes, modestly, and it takes some care to see correctly. The overall median closed price fell 13.7%, but most of that reflects a shift in what sold: attached homes rose from 47.5% to 53.3% of sales. On a per-square-foot basis, which is not distorted by mix, attached homes fell 6.6% and detached homes fell 2.9%. Detached median price rose 1.5%, but only because the homes that sold were 6.4% larger. The decline held up when tested by ZIP code, tract by tract, and with the busiest tract removed.

How long do homes take to sell in Westpark?

Westpark closings over the last 12 months took a median of 26 days on market, up from 11 days the year before. Attached homes took a median of 30 days, detached 26. Homes currently on the market are sitting longer still, a median of 56 days for attached listings and 29 for detached. Aggregator sites publish Westpark days-on-market figures in the 60 to 70 day range, but those reflect older data and a different measure; the 26-day figure is what actually closed.

Should I make a contingent offer on my next Westpark home?

It is more viable in 2026 than at any point since 2022, but it depends on the specific property. With 45% of listings reduced and only 37.3% of sales closing at or above asking, many Westpark sellers are open to terms they would have refused two years ago, particularly on detached homes that have been listed past the 29-day median. A contingency is still weak against a fresh, well-priced listing. The order of operations should be decided against your own home's likely selling speed, not a general rule.

Do Westpark homes have Mello-Roos?

Most do not. Only 2 of the 136 Westpark homes closed in the past two years carried a recorded CFD or Mello-Roos assessment, which is consistent with a community largely built before those districts became standard in newer Irvine villages. That said, this field is left blank on a substantial share of listings, so it should be verified for any specific property rather than assumed.

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Move-Up Buyer Guide: Westpark Irvine 2026

By: Debbie Sagorin Published: 08/21/2026
Updated: 08/25/2026

Short answer: Moving up inside Westpark in 2026 costs a median of about $867,500. That is the gap between the median attached home at $857,500 and the median detached home at $1,725,000. What most buyers miss is that the step down in HOA dues offsets part of it: attached homes in Westpark carry a median $400 a month in combined association fees, detached homes just $65. Prices per square foot are down in bo...