You know what’s cooler than a popsicle in June? The current Orange County housing market. It’s not hot, not frozen—just thawing nicely. And for buyers who’ve been sitting on the sidelines waiting for the perfect moment (which doesn’t exist), now might be your chance to finally jump in without getting burned.
Let’s break it down with some real data, real talk, and how I was able to help my client get their dream home $200,000 below list price, which was a 6% reduction on the total purchase price.💁♀️
The Housing Sentiment Is Shifting ⬆️
According to recent housing data, 26% of consumers now believe it’s a good time to buy a home, up from 23% just last month—and almost double the 14% who felt the same last year. That’s not just optimism… that’s momentum.
Even though only 29% of people expect mortgage rates to drop in 2025 (down from 45% in November 2024), what’s actually happening on the ground matters even more. And here’s what I’m seeing as a boots-on-the-ground agent in Southern California:
Orange County Overall
-
Median sale price is $1.2M, down 0.4% year-over-year… modest cooling, but still strong
-
Homes are taking longer to sell: Average days on market rose to 34 days, up from 27 a year ago
-
The sale-to-list price ratio dropped to 99.8%, with only 37.9% of homes selling above list—a 15‑point drop from last year. Meanwhile, 37.2% had price reductions, signaling savvy buyers
Sentiment snapshot: Confidence remains, but buyers are now more measured—and having more success negotiating. More options + slower pace = less frenzy, more strategy.
🔹 Newport Beach
- Among the priciest in OC—with average home values around $3.5M
- Still heavily in seller’s market territory, where homes often move fast, and buyers still face stiff competition.
Sentiment: Pride, status-conscious buyers feeling pressure to act quickly… but the market is slowly calming, allowing more thoughtful decisions.
🔹 Yorba Linda
- Median sale price ≈ $1.35M, up +9.5% YoY
- Inventory remains tight: just 207 homes active (~1.5 months supply)
- Days on market rose to 26 days, up 34% YoY
- About 42% of homes sold below asking, while 42% went above, showing buyer opportunities alongside competition
Sentiment: Still leaning seller-favoring, but with clearer signs of balance emerging. Buyers are cautiously optimistic—they’re ready to negotiate, not just chase.
🔹 North Tustin
-
City-level data is sparse, but falls within the OC trend: high value, strong demand, with a slight shift toward more inventory and buyer power.
Sentiment: Homeowners feel steady value—but buyers see openings. It’s very much a “wait-and-see but ready-to-act” environment.
✅ Why This Matters To You
- Buyers are transitioning from fear of missing out to fear of overpaying—perfect timing for skilled negotiation.
- More inventory + slower sales = real opportunities to unearth deals, not just follow the herd.
- With Fed uncertainty and inflation on the horizon, a well-negotiated tangible asset is a smart edge.
Buyers Have Leverage Again‼️
Homes are also sitting longer, which means ding ding ding: negotiating power is back on the table. Sellers are more willing to talk, to budge, listen and make the deal happen as they have dreams themselves of selling their home and moving on to the next chapter of their life.
Active listings have officially reached over 1 million Nationally for the first time since 2019. That’s a major milestone.
📍 Orange County Snapshot (May 2025):
-
Active Listings: There were 7,730 homes for sale, marking a 3.2% increase from April—a sign of growing buyer opportunity en.wikipedia.org+2ocrealestateinc.com+2youtube.com+2en.wikipedia.org+11rocket.com+11realtor.com+11.
-
Negotiating Room: Almost 45% of homes sold below asking price (44.6% to be exact), showing serious wiggle room for savvy buyers rocket.com+1rocket.com+1.
-
Time on Market: The median days on market rose to 25 days—up 32% year-over-year, meaning listings are staying up longer, giving buyers more time to negotiate truepropertymanagement.com+7realtor.com+7fred.stlouisfed.org+7.
Translation? More inventory. More choices. Less competition. And way more room to negotiate. Just ask my client who scored their dream home for $200,000 below list price. That kind of deal doesn’t happen by waiting around for the perfect headline or for interest rates to drop—it happens by having the right strategy and working with a real estate agent who will fight to make your dreams come true.
Meanwhile, in the Economy…
The U.S. added 139,000 jobs in May 2025 and unemployment is holding steady at 4.2%. This keeps the Federal Reserve in “wait and see” mode, likely pausing interest rate changes for now. But don’t get too comfy. If the Fed starts printing money again to juice the economy, inflation will creep back in—which means your dollar buys you less.
Real estate is one of the best hedges against that. It’s tangible. It appreciates over time. And it doesn’t vanish when Wall Street catches a cold. Plus it’s the only investment I know that creates memories, stability and a safe place for you & your family!
Buying a Home Isn’t Just Math—It’s About the Dream
National Homeownership Month is a powerful reminder that owning a home isn’t just about spreadsheets and square footage—it’s about achieving the dream. The white picket fence may look different these days (hello, rooftop patio and plunge pool), but the meaning behind it hasn’t changed.
When asked how they saved for a down payment, here’s how buyers made it happen:
- 54% saved straight from their paychecks (hello, budgeting!)
- 27% used equity from a previous home
- 13% sold off stock investment
- 13% received help from family
- 11% worked a second job to make their dream possible
These numbers aren’t just stats—they’re proof that people will hustle hard for a sense of stability, belonging, and pride. Because owning a home isn’t just a milestone… it’s a lifestyle. I don’t just help clients buy homes—I help them make that dream real.
So, Should You Buy A Home Right Now?
If you're thinking, “But Cassie, what if the market crashes?” I can’t predict the future but here’s my loving, professional response: What if it doesn’t?
Right now, you’ve got:
✔️ More options
✔️ Less competition
✔️ Sellers willing to play ball
✔️ And agents (like me) who can negotiate the hell out of a deal
If you’ve been waiting on the sidelines, consider this your sign to stop waiting for the perfect time, you just have to get in. The market isn’t scary—it’s just strategic now.
Final Thought:
The right time to buy isn’t when everyone else is doing it. It’s when you are ready, and the numbers make sense. If you’re curious about what’s possible, I’d love to show you the opportunities that are already out there—hidden gems, off-market listings, and yes, big savings.
Let’s make your next move a smart one. 🏡
