Aerial view of Woodbridge village and North Lake. This week, 32 Acorn #15 closed at $925,000, $50,000 over list price in 5 days, the top over-list closing in Woodbridge for the past 30 days.
By Debbie Sagorin, REALTOR(R) | Coldwell Banker Realty, Newport Beach | 22+ years, Top 1% Irvine | Reviewed and updated July 31, 2026
Woodbridge Market Snapshot: July 31, 2026
| Metric | July 31, 2026 | vs. July 15 |
|---|---|---|
| Active listings | 39 | -3 (-7.1%) |
| Detached / Attached | 8 / 31 | shift to attached |
| Closed past 30 days | 15 | flat |
| Median closed price (30d) | $1,160,000 | +$110,200 (+10.5%) |
| Median list-to-close ratio | 98.2% | +0.4 pts |
| Median days on market (closed) | 26 | +12 days |
| Active median list price | $1,150,000 | -$56,500 (-4.7%) |
| Active median price per square foot | $799 | -$34 (-4.1%) |
| Active median days on market | 52 | +15 days |
| Coming Soon / Pending / AUC | 2 / 7 / 8 | steady pipeline |
A Tale of Two Woodbridges: The Bifurcation Widens
The July 31 numbers tell a nuanced story that a single headline can't capture. On the strong side, the median closed price jumped 10.5% versus two weeks ago ($1,049,800 to $1,160,000), and the list-to-close ratio ticked up to 98.2%. Those are seller-friendly indicators. On the softer side, the median days on market for closed homes nearly doubled (14 to 26 days), the active median price and price per square foot both dropped roughly 4%, and active median DOM jumped from 37 to 52 days.
Translation: correctly priced, well-prepared Woodbridge homes are still closing quickly and at or above list. Overpriced homes are sitting. The market is not softening uniformly, it is separating.
Notable Closings, Past 30 Days
Fifteen Woodbridge homes closed between July 1 and July 31, 2026. The range spans $623,000 to $2,950,000, showing the breadth of the village from Briarglen attached homes to Emerald detached properties.
Top Over-List Closings
- 32 Acorn #15 closed at $925,000, listed at $875,000. That is +$50,000 (+5.7%) in 5 days on market. Listed by Debbie Sagorin.
- 12 Nutwood closed at $1,225,000, full list price, in 19 days.
- 21 Emerald closed at $2,950,000, full list price, in just 3 days.
- 47 Havenwood closed at $1,049,800, full list price, in 9 days.
Longer Roads to Close
- 29 Sandstone closed at $2,530,000, listed at $2,680,000 (-$150,000, -5.6%) after 176 days on market.
- 8 Sandpiper closed at $1,850,000, listed at $1,995,000 (-$145,000, -7.3%) after 89 days.
- 36 Bloomdale closed at $1,830,000, listed at $1,899,999 (-$69,999, -3.7%) after 117 days.
- 125 Briarglen closed at $623,000, listed at $650,000 (-$27,000, -4.2%) after 86 days.
Pattern: every "sold at list or over" closing this month had a DOM under 25 days. Every discounted closing had a DOM over 85 days. This is what a bifurcating market looks like in the transaction record.
What's Coming: Pipeline as of July 31
Woodbridge has a healthy near-term pipeline heading into August:
- 2 Coming Soon: 14 Greenleaf ($775,000, townhouse) and 12 Springwater ($925,000, condominium).
- 7 Pending: 26 Acorn #18 ($899,000), 91 Yale ($1,448,000), 31 Claret ($988,000), 24 Greenmoor #12 ($668,888), 1 Woodleaf ($719,000), 4 Beechwood ($1,799,000), and 336 Fallingstar ($1,175,000).
- 8 Active Under Contract: steady mid-funnel activity.
The Pending list is notable for range: $668,888 to $1,799,000, with 4 Beechwood going pending at 0 days on market (a pre-list or off-market transaction).
Debbie's Current Woodbridge Book
My active Woodbridge listings as of July 31, 2026 include:
- 57 Emerald, active at $2,950,000, 30 days on market. Detached Landing II SFR in one of Woodbridge's highest-value tracts.
- 8 Claret #49, active at $950,000.
- 19 Waterway #9, active at $1,799,000.
- 30 Waterway #43, active at $1,499,000
If you are considering selling in Woodbridge, the takeaway from this week's data is simple: pricing accurately at launch and presenting the home professionally are the two levers that separate 5-day closings from 175-day struggles. 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 July 31, 2026?
The median closed price for Woodbridge Irvine homes over the past 30 days is $1,160,000, based on 15 closed transactions between July 1 and July 31, 2026. That is up 10.5% from the July 15 median of $1,049,800, driven by a mix shift toward higher-priced detached homes and strong pricing on well-prepared listings.
How long do Woodbridge homes take to sell in July 2026?
The median days on market for closed Woodbridge homes over the past 30 days is 26 days, up from 14 days on July 15. However, the range is wide: well-priced homes are closing in under 10 days (32 Acorn #15 in 5 days, 21 Emerald in 3 days), while overpriced homes are taking 85+ days (29 Sandstone at 176 DOM, 36 Bloomdale at 117 DOM).
Is the Woodbridge Irvine housing market cooling in July 2026?
The Woodbridge market is bifurcating rather than uniformly cooling. Median closed price is up 10.5% and list-to-close ratio is up 0.4 points, but active median DOM has climbed from 37 to 52 days and active median list price is down 4.7%. Well-priced, well-prepared homes are still commanding strong offers; overpriced or under-prepared homes are sitting longer.
What Woodbridge homes sold recently in July 2026?
Recent notable Woodbridge closings include 32 Acorn #15 at $925,000 (+$50,000 over list, 5 DOM), 21 Emerald at $2,950,000 (full price, 3 DOM), 47 Havenwood at $1,049,800 (full price, 9 DOM), 29 Sandstone at $2,530,000 (-$150,000, 176 DOM), and 8 Sandpiper at $1,850,000 (-$145,000, 89 DOM).
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 98.2%, up 0.4 percentage points from the July 15 reading of 97.8%. That means the typical seller received offers within about 1.8% of asking price. The top over-list closing this month was 32 Acorn #15 at 105.7% 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 same broad slowdown in transaction volume that Woodbridge is showing in its rising DOM figures.
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.