Capital Management Realty, Inc. · Local Market Update · 2026-09-24
Irvine
Housing Market
World-class education meets innovation in Irvine's premier master-planned living communities.
Median Value
$1.45M – $1.85M
High property values are underpinned by consistent demand from families prioritizing Irvine's elite public education system and expansive master-planned amenities.
Days to Pending
18 – 24 Days
Turnkey properties in desirable micro-neighborhoods like Woodbridge and the Great Park consistently trade within three weeks due to limited supply.
Market Inventory
45 – 55 Listings
Inventory remains tightly constrained, as many homeowners are hesitant to list while mortgage rates remain above historical averages.
The Market Dynamic
Irvine continues to demonstrate remarkable resilience as we enter late 2026, driven by high demand for its top-tier school districts and proximity to the tech corridor. Despite a stabilized interest rate environment, competition for well-maintained inventory remains fierce throughout the city.
Irvine remains a competitive seller's market, characterized by low supply and high barriers to entry for new residents. While the overall pace has softened slightly compared to previous years, demand for established neighborhoods remains robust and creates a stable environment for long-term real estate appreciation.
For Buyers
Buyers should be prepared for quick decision-making and multiple-offer scenarios for premium properties in highly coveted school zones. Securing a strong pre-approval letter and working with an agent experienced in Irvine's specific community nuances is essential for success.
For Sellers
Sellers who present homes in pristine, 'move-in ready' condition are seeing the highest returns and shortest timeframes on market. Pricing accurately relative to recent neighborhood comps is the most effective way to trigger a quick sale in this disciplined market.
What's Moving in Irvine
The core velocity of the local market is concentrated in the $1.1M – $1.7M range — where demand is most active and well-priced properties move quickly.
Great Park single-family homes
Woodbridge lake-front condos
Shady Canyon luxury estates
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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