Woodbridge Irvine Real Estate Market Update, October 1, 2026

What sold

Twelve homes closed in Woodbridge between August 18 and October 1, 2026. That is a small number, and it may rise a little: September sales are often entered into CRMLS a few days late, and this file shows 8 September closings against 23 in September 2025. Here is what the twelve did.

Source: CRMLS, MLS area WB - Woodbridge. Twelve-month figures from my Woodbridge housing market data page.

Prices ran from $575,000 for a two bedroom condominium on Eagle to $1,780,000 for a four bedroom single family home on Autumn Oak. Ten of the twelve were condominiums. Six closed on the North Lake side and six on the South Lake side.

The two lines worth reading together are the sale price against the original asking price, 93.5%, and against the final asking price, 98.3%. The gap between them is the price cuts. Most of these sellers did not negotiate much at the end. They had already come down before a buyer showed up, and it took a median 45 days to get there.

Do not read the $757 per square foot as a drop in values. Twelve sales, ten of them condominiums, cannot carry that weight. The twelve-month figure of $809 is the honest read on what Woodbridge homes are worth.

What did not sell

Most market updates count closings. Closings are the survivors. Over the same six weeks, 21 Woodbridge listings came off the market without selling: 10 canceled, 7 expired and 4 withdrawn. That is 21 failed listings against 12 sales.

• Almost all were condos and townhomes. 19 of the 21. Two were single family homes.
• They had been trying for a while. The median failed listing had been on the market 75 days, and 12 of the 21 had already cut their price.
• They were not wildly overpriced. Their original asking prices worked out to a median $817 per square foot, and their final asking prices to a median $780.
• Some are already back. As of October 1, 5 were back on the market under a new listing, 1 had come back and failed again, and the rest had not returned yet.

For context, across the full twelve months to October 1, for every two Woodbridge homes that sold, one listing came off the market without selling, whether it expired, was canceled or was withdrawn. A year earlier it was one for every four sales. These six weeks were worse than that. One caveat I would rather state than have you infer: if late-reported September sales add a few closings, the gap narrows a little. It does not close.

What is on the market now

On October 1, 2026, Woodbridge had 38 active listings and 10 more in escrow. On August 20 it was 40 active and 8 in escrow, so the total barely moved. What changed is how long the listings are lasting and how many have cut.

Source: CRMLS. August 20 figures from my August 20, 2026 update.

More than half of today's listings have cut their price, and asking prices per square foot have come down from $842 to $804. Sellers are adjusting. Twenty of the 38 active listings came on the market after August 18, so this is a fresh group, not just the August listings going stale.

One detail for single family owners: only 5 single family homes are for sale, and all 5 have cut their price, with a median of 92 days on the market. Five is too few to call a trend, but it is a reminder that a detached house still has to be priced right.

At the current pace of sales, 38 active listings is about 2.9 months of supply. Under four months still favors sellers, and Woodbridge remains tighter than Irvine as a whole at 4.2 months.

The longer view

Six weeks is a short window, so here is the context in one paragraph. Over the twelve months ending October 1, 2026, Woodbridge homes sold at a median $809 per square foot, down 1.3% from the year before, so values are essentially flat. But 77 listings failed to sell over those twelve months, up from 47, and the few that came back and sold closed at a median 92.5% of their first asking price, about three months later. The full tables, including HOA dues and the North Lake versus South Lake split, are on my Woodbridge housing market data page.

What this means for you

Selling a Woodbridge condo or townhome. This is where the strain is. Ten of the twelve sales and 19 of the 21 failed listings were condos or townhomes. Price to the last few comparable sales in your tract and floor plan, have the home ready on day one, and expect it to take weeks rather than days.

Selling a single family home. Still the stronger segment over the year, but the five on the market now are all sitting and all reduced. The same rule applies: the launch price has to be right.

Buying in Woodbridge. You have more room than you have had in a year. More than half the active listings have cut their price, and a seller whose listing has already failed once, or has been sitting since summer, is usually ready for a serious conversation.

Frequently asked questions

How many homes sold in Woodbridge, Irvine in September 2026?

12 Woodbridge homes closed between August 18 and October 1, 2026, 8 of them in September, at a median $1,022,500. The September count may rise slightly as late sales are entered into CRMLS. Over the same six weeks, 21 Woodbridge listings came off the market without selling.

Are Woodbridge homes selling at asking price?

Mostly not. The 12 homes that sold between August 18 and October 1, 2026 closed at a median 93.5% of their original asking price and 98.3% of their final asking price, and only 2 of the 12 sold at or above asking. Over the full twelve months to October 1, 37% of Woodbridge sales closed at or above asking, down from 53% the year before (CRMLS).

How many homes are for sale in Woodbridge right now?

On October 1, 2026, Woodbridge had 38 active listings and 10 more in escrow, about 2.9 months of supply. 21 of the 38 had cut their price, by a median 5.5%, and the median asking price was $804 per square foot.

Are Woodbridge home values going down?

Not in a meaningful way. Over the twelve months ending October 1, 2026, Woodbridge homes sold at a median $809 per square foot, down 1.3% from the year before. What has changed is the pace: homes take longer to sell, more cut their price, and more listings fail, so pricing right at launch matters more than it did a year ago.