Capital Management Realty, Inc. · Local Market Update · 2026-10-16
Irvine
Housing Market
Discover premium living in Orange County’s most masterfully designed city.
Median Value
$1.45M – $1.75M
Prices are underpinned by the prestige of Irvine’s award-winning school districts and the scarcity of land within established, highly-amenitized villages.
Days to Pending
18 – 25 Days
Properties move quickly when priced correctly due to the high concentration of pre-qualified, motivated buyers targeting specific family-oriented neighborhoods.
Market Inventory
45 – 55 Active Listings
Inventory remains perpetually tight, as many homeowners are anchored by low-interest rates from previous cycles, creating a bottleneck in new listings.
The Market Dynamic
Irvine’s real estate market remains remarkably resilient as of October 2026, anchored by top-tier school districts and sustained demand from the tech corridor. Despite higher mortgage rates, high-earning professionals continue to compete for limited inventory in this highly coveted master-planned environment.
Irvine currently functions as a balanced seller’s market where quality and location dictate velocity. While the overall market is not as frenzied as previous years, the high barriers to entry maintain steady appreciation across all primary residential sectors.
For Buyers
Buyers should be prepared for multiple-offer scenarios, particularly for turn-key homes in Great Park. It is crucial to have your financing fully underwritten before entering the market to compete effectively in this high-demand environment.
For Sellers
Sellers have the upper hand if they focus on staging and presentation, as buyers are willing to pay a premium for move-in ready homes. Pricing your property within the current market range rather than reaching for an aggressive high will likely result in a faster sale and fewer contingencies.
What's Moving in Irvine
The core velocity of the local market is concentrated in the $1.2M – $1.8M range — where demand is most active and well-priced properties move quickly.
Great Park detached homes
Woodbridge townhomes
Shady Canyon custom estates
Portola Springs residences
Client Success Stories
Proven results across
Orange County.
"Kris Garrido sold my house quickly and got us multiple offers above asking price the same week it was put on the market."
Charmel Smith
Sold above asking, multiple offers
Home Sale
"Greg, Kris, Kianji, Erica and the team made our dream come true as homeowners. One-stop shop for agent, loan, and insurance."
Amy La
Made dreams come true
Home Purchase
"Kris coordinated perfectly so escrow closed at the same time for both houses. There was no stress involved—the transaction went over smoothly."
Rodrigo Cardiel
Seamless multi-state coordination
Dual Transaction
"CMR took care of everything for us. We didn't have to do anything other than show up to view the home. They have been such a blessing to our family."
Jennifer Saldana
First-time buyers made easy
First-Time Purchase
"Kris and his team are special. He was patient and supportive throughout the entire process, especially during challenging negotiations."
Rami Elkinawy
Felt like working with a friend
Home Purchase
"Mary Tran is truly a dream realtor. She found us our dream home and handled everything — communications, inspections, negotiations."
Emily
Dream home found
Full Service
500+
Families Served
$150M+
In Transactions
4.9/5
Client Rating
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