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 both segments over the past year, days on market have more than doubled, and 45% of the homes on the market today have already cut their price. That combination gives a prepared move-up buyer more room than they have had since 2022.
Every figure on this page comes from CRMLS closed-sale records for the Westpark area of Irvine, pulled on August 21, 2026, and derived here rather than taken from a portal estimate. The methodology note at the bottom shows the working.
What the Westpark market actually looks like right now
As of August 21, 2026 there are 29 homes actively for sale in Westpark and 6 in escrow. That is a small market, and it is worth saying so plainly, because it changes how you should read every number that follows.
| Attached (condo / townhome) | Detached (single family) | |
|---|---|---|
| Active listings | 17 | 12 |
| In escrow | 1 | 5 |
| Median list price | $857,000 | $1,669,000 |
| Median list price per sq ft | $775 | $903 |
| Median days on market | 56 | 29 |
Two numbers here matter more than the prices. First, 45% of the active listings have already been reduced below their original asking price, with a median reduction of 4.0%. Second, at the current pace of closings Westpark holds roughly 4.6 months of supply: 5.1 months for attached homes, 4.1 for detached. Neither figure describes a seller's market. Both describe a market where a buyer who knows what a home is worth has leverage, and a seller who prices on hope loses it.
Note also that attached listings are sitting nearly twice as long as detached ones. If you own a Westpark condo or townhome and plan to trade up, that asymmetry is the single most important fact in your planning, and I come back to it below.
What happened to Westpark prices, and why the headline number misleads
Here is where most neighborhood market write-ups go wrong, including the ones generated from portal data.
Over the last 12 months, the median Westpark closed price was $1,105,000, against $1,280,000 the year before. That is a 13.7% drop, and it would make an alarming headline. It is also not a real 13.7% decline in value. Attached homes rose from 47.5% of Westpark sales to 53.3%. More condos in the mix pulls the median down whether or not any individual home lost a dollar.
So split the market and lead with price per square foot, which is not distorted by which homes happened to sell.
| Measure | Last 12 months | Prior 12 months | Change |
|---|---|---|---|
| All Westpark | |||
| Closed sales | 75 | 61 | n/a |
| Median price per sq ft | $811 | $872 | -7.0% |
| Median closed price | $1,105,000 | $1,280,000 | -13.7% |
| Median size | 1,377 sq ft | 1,349 sq ft | +2.1% |
| Median days on market | 26 | 11 | +15 days |
| Median sale-to-list | 98.8% | 100.0% | -1.2 pts |
| Closed at or above asking | 37.3% | 50.8% | -13.5 pts |
| Attached: condos and townhomes | |||
| Closed sales | 40 | 29 | n/a |
| Median price per sq ft | $757 | $811 | -6.6% |
| Median closed price | $857,500 | $890,000 | -3.7% |
| Median size | 1,104 sq ft | 1,129 sq ft | -2.2% |
| Median days on market | 30 | 12 | +18 days |
| Detached: single family | |||
| Closed sales | 35 | 32 | n/a |
| Median price per sq ft | $895 | $921 | -2.9% |
| Median closed price | $1,725,000 | $1,699,000 | +1.5% |
| Median size | 1,988 sq ft | 1,869 sq ft | +6.4% |
| Median days on market | 26 | 10 | +16 days |
Read the detached row carefully, because it is the trap in reverse. The median detached price rose 1.5%. But the homes that sold were 6.4% larger, and on a per-square-foot basis detached Westpark homes were down 2.9%. A seller who anchors on "detached prices went up" is going to sit on the market.
I tried to break the decline. It held.
A 6.6% drop across 40 attached sales could easily be noise. So before publishing it I tested it three ways, and I am showing the tests rather than asking you to take the conclusion on faith.
- By ZIP code. Both halves of Westpark declined: 92606 fell 6.4% per square foot, 92614 fell 6.6%. Not one pocket dragging the average.
- Tract by tract. Of the 17 Westpark tracts with closings in both periods, 15 declined, with a median change of -7.4%. Restricting to the six tracts with at least three sales in both periods, which are the only ones where a median means much, all six declined, median -8.3%.
- Removing the busiest tract. Drop the single tract with the most closings entirely and Westpark still shows -5.0% per square foot.
The decline is real, it is modest, and it is broad. It is not a crash and it is not a reason to wait. But it does mean that pricing a Westpark home off 2024 comparables will cost you the market. For where the wider city stood earlier in the year, see my April 2026 Irvine market update.
The move-up gap: what the step from attached to detached actually costs
This is the calculation most Westpark move-up buyers are trying to make, so here it is in plain numbers, from the last 12 months of closings.
| Median attached home | Median detached home | The step | |
|---|---|---|---|
| Closed price | $857,500 | $1,725,000 | +$867,500 |
| Living area | 1,104 sq ft | 1,988 sq ft | +884 sq ft |
| Bedrooms | 2 | 4 | +2 |
| Median combined HOA dues | $400 / month | $65 / month | -$335 / month |
The HOA reversal nobody tells you about
When people move up from a condo to a house they brace for every monthly cost to go up. In Westpark, one of them goes sharply down.
Across all 136 Westpark closings in the past two years, 91% of attached homes carried a second association assessment on top of the primary one. Median primary dues were $345 a month, the median second assessment added $54, and the median combined bill was $400 a month. Detached Westpark homes are structured completely differently: median dues of $65 a month, with only 15% carrying anything at all beyond the master association.
That is a swing of roughly $335 a month, about $4,000 a year, moving in your favor at exactly the moment your mortgage payment is going up. It will not close an $867,500 gap. But it is a real, recurring number that belongs in your budget, and lenders will count it in your debt-to-income calculation too, which can affect what you qualify for.
It cuts the other way as well. If you are moving up within the attached segment, say from a one-bedroom to a three-bedroom townhome, check the second assessment on the target property specifically. It ranged widely across Westpark tracts, and two homes at the same price can carry meaningfully different monthly costs.
Sell first, or buy contingent?
This is the question I hear most often, and in 2026 the data actually points somewhere.
In 2021 and 2022, contingent offers were close to unusable. Sellers had multiple clean offers and no reason to wait on anyone's sale. That is not today's Westpark. Homes are taking a median of 26 days to sell rather than 11, 45% of current listings have already cut their price, and only 37.3% of closings finished at or above asking, down from 50.8%. Sellers of Westpark detached homes have measurably more reason to consider a contingent offer than they did two years ago.
But look again at the asymmetry in the inventory table. Attached listings are sitting a median of 56 days; detached listings 29. If you are selling a condo to buy a house, you are selling into the slower half of the market and buying into the faster half. A contingency on a home that is attracting attention still weakens you, and the timing risk is real in that direction specifically.
In practice that usually means one of three structures, and which one fits depends on your equity, your rate, and how distinctive your current home is:
- List first, then shop with a rent-back. Strongest negotiating position on the purchase, and a 30 to 60 day rent-back after closing gives you the bridge. Best when your current home is competitively priced and likely to move quickly.
- Buy contingent on your sale. More viable in 2026 than it has been in years, particularly on a detached listing that has been on the market past the 29-day median or has already reduced. Weakest on a fresh, well-priced listing.
- Bridge financing or a non-contingent offer. Strongest offer, highest cost and highest risk. Worth pricing out rather than dismissing, especially given how many sellers are now negotiating.
There is no universally right answer, and anyone who gives you one without looking at your specific home has not done the work. What I do before we decide is run your home against its actual 2026 comparables, estimate a realistic days-on-market range for your tract and product type, and then model the two paths side by side with real numbers.
Pricing your current Westpark home to 2026, not 2022
This is where move-up sellers most often lose money, and the loss compounds: an overpriced listing does not just sell for less, it sells later, which costs you leverage on your purchase at the same time.
Three specifics for Westpark right now:
Anchor to price per square foot, not to a neighbor's sale price. With Westpark closing fewer than six homes a month, any two "comparable" sales can differ by 400 square feet. Per-square-foot pricing against your own tract, adjusted for condition and location, is far more stable than picking the closest recent closing.
Assume a discount from your list price. The median Westpark home sold at 98.8% of its final asking price over the past year, and 97.4% of its original asking price, which is the number that matters if you plan to price high and reduce. Building that into your net-proceeds estimate up front prevents an unpleasant surprise at closing.
Price for the slower segment if you own attached. Attached homes are taking a median 30 days to sell and sitting a median 56 days when active. Plan your purchase timeline around that, not around the 11-day market you remember.
For how Westpark sits against the rest of the city, and which villages are moving faster or slower, the Irvine housing market data hub carries the citywide figures and the village-level breakdown, updated from the same CRMLS source. If you are weighing Westpark against Woodbridge in particular, the Woodbridge housing market data hub gives that village the same treatment, including its own association-dues figures.
What to look for when you are buying up
Westpark's housing stock spans condos, townhomes and detached single family homes, most built between the mid-1980s and the late 1990s, all inside planned communities with association-maintained pools, parks and greenbelts. The move-up path here usually takes one of two shapes: trading an attached home for a detached one with a private yard and direct garage access, or moving within a tier for a better lot, a remodeled interior or a main-floor bedroom.
Four things to check on any Westpark home before you make an offer:
- The full association picture. Ask for the primary dues, any second assessment, and what each one actually covers. As shown above, this varies enormously by tract.
- Whether the property carries a special or CFD assessment. These are recorded inconsistently in listing data and are worth verifying directly rather than assuming from the listing sheet.
- Per-square-foot pricing against the specific tract. Westpark tracts differ by hundreds of dollars per square foot. A citywide or even village-wide average will mislead you on any individual home.
- How long it has actually been available. Cumulative days on market ran a median of 33 days last year against 26 for the current listing period, so some homes have been re-listed. That history is negotiating information.
All four are questions about one village rather than one city, which is the whole difficulty of buying here. I wrote about what that kind of expertise looks like in practice, and what to ask an agent to prove it, in choosing the best buyer's agent for Woodbridge Irvine. That piece uses Woodbridge as its worked example, but the questions transfer to Westpark unchanged.
Frequently asked questions
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, at 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.
Your next step in Westpark
Moving up in a market this small rewards preparation and punishes guesswork. You need three things before you do anything else: what your current home is realistically worth against 2026 comparables in your own tract, what your target home will actually cost including its association structure, and which transaction order protects you given how fast each side of that trade is moving.
If you are considering a move in Westpark, start with a conversation. I will walk you through what your current home is worth today and what the move-up path looks like for your specific situation, including the numbers behind this page for your tract in particular.
About the author
Debbie Sagorin is a REALTOR® with Coldwell Banker Realty in Irvine, California, working across Westpark, Woodbridge, Oak Creek, Turtle Rock and Woodbury.
Because agent claims are easy to make and hard to check, here is the verifiable version. Over the 24 months ending August 14, 2026, Debbie ranked 10th of 1,792 agents by Irvine listing sides, the top 0.56%. Her listing volume is concentrated in Woodbridge, where she has held more listing sides than any other agent; that concentration is worth knowing when you read any citywide figure. In Westpark specifically she currently represents sellers on 2 of the 29 homes on the market, one attached and one detached, which happen to sit at both ends of the move-up path described above. She has also represented buyers on two Westpark closings in the past two years. All of it is checkable in CRMLS.
Coldwell Banker Realty | CA DRE #01411020 | (949) 537-2079
Data and methodology
All Westpark figures on this page were derived from CRMLS records pulled on August 21, 2026 for the CRMLS area WP - Westpark, which covers ZIP codes 92606 and 92614 and includes the Culverdale tract.
- Closed sales: 136 residential closings with close dates from August 22, 2024 through August 14, 2026. "Last 12 months" means closings from August 15, 2025 onward (75 sales); "prior 12 months" means August 22, 2024 through August 14, 2025 (61 sales). The earlier window is about two weeks short of a full year because of where the data pull begins.
- Current inventory: 29 active listings and 6 in escrow (5 active under contract, 1 pending) as of August 21, 2026.
- Attached combines condominiums and townhomes; detached means single family residences. Orange County classifies condos and townhomes together; the distinction here is physical.
- Price per square foot is calculated per property as closed price divided by living area, then taken as a median, not as an aggregate. Medians are used throughout rather than averages.
- Days on market is the MLS days-on-market field for the current listing period. Cumulative days on market, which includes prior listing periods, ran higher: a median of 33 days over the last 12 months.
- Sale-to-list is closed price divided by final list price. The original-list comparison is stated separately where used.
- HOA figures combine the primary association fee and any second association fee, both normalized to monthly. Three of 136 records reported quarterly primary dues and were converted.
- Sample size caveat: Westpark closes fewer than six homes a month. Segment medians rest on 29 to 40 sales each, and tract-level figures on far fewer. This is why the analysis leads with price per square foot, reports median size alongside every median price, and stress-tests the year-over-year change three separate ways before drawing a conclusion.
Data source: California Regional Multiple Listing Service (CRMLS), retrieved August 21, 2026. Statistics on this page are derived by Debbie Sagorin from those records and are not published by CRMLS. Information deemed reliable but not guaranteed. Market conditions change; figures reflect the retrieval date above and are not a substitute for a current comparative market analysis of a specific property. This article is general information only and does not constitute legal, tax or financial advice. Confirm all figures, costs and timelines with your attorney, tax advisor, lender or escrow officer. Debbie Sagorin, CA DRE #01411020, Coldwell Banker Realty. Equal Housing Opportunity.