February 2026 housing market 

TIM SMITH REAL ESTATE GROUP

The Orange County housing market continues to rest on solid footing. Affordability has improved meaningfully as mortgage rates have eased from last year’s highs, helping restore buyer confidence. Inventory remains elevated compared to recent years, giving buyers more choice, while demand has stayed steady—creating a balanced but active market.

While supply increased earlier, inventory is already beginning to tighten again as fewer homes come to market seasonally. Well-priced homes continue to sell efficiently, while over-market listings are taking longer and often adjusting price or terms. Overall, the market rewards strategic positioning rather than speculation.

ADVICE FOR SELLERS

Buyer activity remains consistent, and competition is beginning to thin as inventory tightens. Sellers who price correctly and present their homes well are still seeing strong results—especially ahead of the spring surge when more listings typically return.

ADVICE FOR buyers

Improved affordability and broader selection have created a window of opportunity. Buyers who act decisively now can benefit from less competition and greater negotiating leverage before demand accelerates further. Click to Calculate Your Mortgage Budget

February 2026 housing market 

TIM SMITH REAL ESTATE GROUP

The Orange County real estate market has officially shifted into gear. With mortgage rates hovering between 6% and 6.5%—a full point lower than this time last year—buyers are re-entering the market faster than expected. Inventory jumped 13% in mid-January, largely due to homes returning from holiday holds, but it still remains well below pre-COVID levels. That imbalance between rising demand and slower-growing supply is creating early momentum across the region.

As we move deeper into the Winter Market, buyer demand is expected to accelerate sharply through March, echoing patterns from the past three years. While Expected Market Time temporarily rose to 101 days in early January, this is a seasonal norm—and market time typically drops quickly in Q1. With selection improving and interest rates more favorable, both buyers and sellers have a timely opportunity to act strategically.

ADVICE FOR SELLERS

This is the moment to prepare. Buyer demand is building, not peaking, and homes that hit the market soon—priced and presented correctly—can capture early momentum before competition intensifies. If you're considering selling, let's connect to discuss pricing strategy, staging, and timing to position your home for maximum impact.

ADVICE FOR buyers

Act before the surge. With lower rates, improved inventory, and fewer bidding wars, early-year buyers have more leverage. Once spring demand ramps up, that advantage quickly shifts. Reach out today and we’ll help you navigate this critical window with clarity, speed, and confidence.

November 2025 housing market 

TIM SMITH REAL ESTATE GROUP

The Orange County housing market is finishing the year on solid ground, with improved affordability and steady demand. After spending much of 2024 above 7%, mortgage rates have now held below 6.5% for nearly two months—the lowest in over a year—and are projected to stay in this range into early 2026. This drop has boosted buyer confidence, saving roughly $550 per month on a $1.4 million home compared to earlier this year. Inventory remains higher than last fall, with 4,288 active listings—up 18% year-over-year and the most late-season selection since 2019. However, supply is already tightening again, down 4% in the last two weeks, as sellers pull homes off the market heading into the holidays.

ADVICE FOR SELLERS

This is a window of opportunity—lower mortgage rates, more available homes, and motivated sellers mean stronger negotiating power. Buyers who move now can secure favorable terms before competition increases in spring.

ADVICE FOR buyers

Inventory is beginning to tighten again, creating less competition for well-presented homes. With serious buyers still active, listing before the spring rush can give you a strategic edge—just be sure to price smartly and market effectively to stand out. Click to Calculate Your Mortgage Budget