By Debbie Sagorin, REALTOR(R) | Coldwell Banker Realty, Newport Beach | 22+ years, Top 1% Irvine | Reviewed and updated August 14, 2026
Woodbridge Market Snapshot: August 14, 2026
| Metric | August 14, 2026 | vs. July 31 |
|---|---|---|
| Active listings | 36 | -3 (-7.7%) tightening |
| Detached / Attached | 9 / 27 | detached up 1 |
| Closed past 30 days | 19 | +4 (+27%) |
| Median closed price (30d) | $1,160,000 | flat |
| Median list-to-close ratio | 99.3% | +1.1 pts |
| Median days on market (closed) | 21 | -5 days (faster) |
| Active median list price | $1,237,500 | +$87,500 (+7.6%) |
| Active median price per square foot | $838 | +$39 (+4.9%) |
| Active median days on market | 46.5 | -5.5 days |
| Coming Soon / Pending / AUC | 1 / 3 / 9 | AUC up sharply |
Momentum Returns: Every Direction Points Toward Sellers
Two weeks ago Woodbridge was bifurcating: median closed price was up but days on market had nearly doubled and inventory was still climbing. That story has flipped. Every meaningful metric between July 31 and August 14 has moved in the seller's favor at once. Inventory is down. Closings are up 27%. The list-to-close ratio broke above 99% for the first time this summer. Median days on market for closed homes dropped from 26 to 21. Active price per square foot rose almost 5%. And the mid-funnel pipeline, homes already Active Under Contract, jumped from 8 to 9.
This is what a healthy Woodbridge summer looks like. Not the frenzied 2021 pace, but a market where correctly priced, properly prepared homes routinely close at or above list within three weeks. The buyers who spent June and July watching are stepping up in August.
Notable Closings, Past 30 Days
Nineteen Woodbridge homes closed between July 15 and August 14, 2026. The range spans $545,000 to $2,950,000, with a median list-to-close ratio of 99.3%.
Top Over-List Closings
- 31 Claret closed at $1,050,000, listed at $988,000 (+$62,000, +6.3%) after just 8 days on market.
- 32 Acorn #15 closed at $925,000, listed at $875,000 (+$50,000, +5.7%) after 5 days. Listed by Debbie Sagorin.
- 4 Beechwood closed at $1,846,000, listed at $1,799,000 (+$47,000, +2.6%) at 0 days on market.
- 1 Woodleaf closed at $730,000, listed at $719,000 (+$11,000, +1.5%) after 8 days.
Full-Price and Near-Price Closings
- 21 Emerald closed at $2,950,000, full list price, in 3 days.
- 12 Nutwood closed at $1,225,000, full list price, in 19 days.
- 13 Nutwood closed at $1,230,000, listed at $1,239,000 (-$9,000, -0.7%) in 7 days.
- 106 Greenfield closed at $890,000, listed at $898,000 (-0.9%) in 18 days.
Longer Roads to Close
- 46 Eagle closed at $797,888 after 343 days on market. The longest DOM in the current dataset.
- 36 Bloomdale closed at $1,830,000 (-$69,999, -3.7%) after 117 days.
- 8 Sandpiper closed at $1,850,000 (-$145,000, -7.3%) after 89 days.
- 24 Greenmoor #12 closed at $657,500 (-$11,388, -1.7%) after 54 days.
Pattern from July 15 continues: closings with under 25 days on market land at or above list. Closings with 85+ days on market close 3% to 7% below list. This is the market rewarding preparation and correct pricing at launch.
What's Coming: Pipeline as of August 14
Woodbridge's near-term pipeline points to continued volume:
- 1 Coming Soon: 14 Greenleaf ($775,000, 2 bed / 2 bath townhouse).
- 3 Pending: 11 Halfmoon ($1,800,000, 7 DOM), 11 Beechwood ($1,049,000, 0 DOM), and 8 Coldstream ($900,000, 74 DOM).
- 9 Active Under Contract: The mid-funnel jumped from 8 to 9 in two weeks. Notable AUC homes include 23 Spring Buck ($1,299,888), 65 Claret ($1,050,000), 39 Songsparrow ($1,899,000), and 8 Claret #49 ($950,000, listed by Debbie).
The Pending list, three homes across a $900,000 to $1,800,000 range, is smaller than the seven pending we counted July 31, but that reflects the surge of homes that moved from Pending to Closed during the past two weeks. It is a healthy transition, not a slowdown.
Debbie's Current Woodbridge Book
My active Woodbridge listings as of August 14, 2026:
- 73 Weepingwood #40, new listing at $1,025,000.
- 57 Emerald, active at $2,850,000. Detached Landing II SFR in one of Woodbridge's highest-value tracts.
- 19 Waterway #9, active at $1,799,000.
- 30 Waterway #43, active at $1,499,000.
- 8 Claret #49, Active Under Contract at $950,000.
If you are considering selling in Woodbridge this fall, the past 30 days of transaction data is a clear playbook: price accurately at launch, prepare the home professionally, and homes are still closing in under 25 days at or above list. That is where 22 years of Irvine experience earns its keep.
Frequently Asked Questions
What is the current median home price in Woodbridge Irvine as of August 14, 2026?
The median closed price for Woodbridge Irvine homes over the past 30 days is $1,160,000, based on 19 closed transactions between July 15 and August 14, 2026. That median is flat versus July 31, but the list-to-close ratio rose from 98.2% to 99.3%, meaning sellers are capturing more of their asking price even at the same headline median.
How long do Woodbridge homes take to sell in August 2026?
The median days on market for closed Woodbridge homes over the past 30 days is 21 days, down from 26 days on July 31. Well-priced homes are closing even faster: 4 Beechwood closed at 0 DOM, 32 Acorn #15 in 5 days, 15 Grenache and 13 Nutwood in 7 days each. Longer-DOM outliers (46 Eagle at 343 days, 36 Bloomdale at 117 days) skew the average but not the median.
Is the Woodbridge Irvine housing market strengthening in August 2026?
Yes. Between July 31 and August 14, 2026, active inventory dropped 7.7%, 30-day closings rose 27%, the median list-to-close ratio climbed from 98.2% to 99.3%, and median days on market fell from 26 to 21. Active median list price rose 7.6% and active price per square foot rose 4.9%. Every meaningful metric moved in the seller's favor simultaneously.
What Woodbridge homes sold recently in August 2026?
Recent notable Woodbridge closings include 31 Claret at $1,050,000 (+$62,000 over list, 8 DOM), 106 Greenfield at $890,000 (18 DOM), 162 Echo Run at $545,000 (21 DOM), 1 Woodleaf at $730,000 (+$11,000 over list, 8 DOM), 4 Beechwood at $1,846,000 (+$47,000 over list, 0 DOM), and 46 Eagle at $797,888 (343 DOM). The complete list covers 19 transactions from $545,000 to $2,950,000.
What is the list-to-close ratio in Woodbridge Irvine right now?
The median list-to-close ratio for Woodbridge homes closed in the past 30 days is 99.3%, up 1.1 percentage points from the July 31 reading of 98.2%. This is the first time this summer the ratio has broken above 99%. The typical seller is now receiving offers within 0.7% of asking price. The top over-list closing this month was 31 Claret at 106.3% of list.
The Broader Context: California and National Signals
Woodbridge does not exist in a vacuum. Statewide, the California Association of Realtors housing affordability tracker continues to show Orange County among the least affordable counties in the state, which pressures move-up buyers and rewards sellers who correctly gauge the ceiling on their price. Nationally, the FHFA House Price Index shows continued single-digit annual appreciation, and the National Association of Realtors existing home sales report tracks the broader summer transaction volume, which is now firming after a soft spring.
Woodbridge, however, retains something most markets don't: the North Lake and South Lake amenity ecosystem, the Woodbridge Village Association infrastructure, and 41 named tracts spanning $600K attached homes to $3M+ detached properties. That built-in optionality is why the village continues to attract buyers even as the broader market shifts, and why Woodbridge is now leading Irvine's other villages back toward seller-side conditions.