STEWART REAL ESTATE GROUP
Orange County, CA Real Estate &
Home Values
North Orange County is where I work every day. But the county is bigger than one corner of it — and the gap between its markets is wider than most people expect. Here is where six more communities stand in July 2026, north and south.
$1.24M
MEDIAN SOLD PRICE
July 2026
July 2026
19
MEDIAN DAYS ON MARKET
July 2026
July 2026
99.3%
SALE-TO-LIST PRICE
Just below list
Just below list
4,956
ACTIVE LISTINGS
▼ 11.2% YoY
▼ 11.2% YoY
Brea
Fullerton
A walkable downtown that stays busy after dark, one of the largest public art collections of any city its size, and hillside streets backing onto Carbon Canyon. Here’s what’s happening in Brea right now.
Craftsman and Spanish Revival homes on deep, tree-lined lots, a historic downtown with real character, and trails climbing straight into the hills. Here’s what’s happening in Fullerton right now.
Ladera Ranch
Mission Viejo
A master-planned village community built around pools, parks and miles of connected trails — made for families who want neighbors they actually know. Here’s what’s happening in Ladera Ranch right now.
Mature tree-lined streets, a private lake at the center of town with its own beach club, and a reputation as one of the safest communities in the country. Here’s what’s happening in Mission Viejo right now.
Placentia
Rancho Santa Margarita
Small-town Orange County — a genuine Old Town, quieter streets, and noticeably more house for the money than the cities it borders. Here’s what’s happening in Placentia right now.
Ringed by the Santa Ana Mountains with its own lake and beach club, and the most attainable prices anywhere in south county. Here’s what’s happening in Rancho Santa Margarita right now.
Orange County is not one market. In July 2026 the county median sold price was $1,240,000 across 1,850 closings, with homes going under contract in a median of 19 days at 99.3% of final list price, and 4,956 listings active — inventory down 11.2% from a year ago. That single figure hides an enormous spread.
Within the six communities on this page alone, the July median ran from $730,000 in Rancho Santa Margarita to $1,260,000 in Ladera Ranch. Days on market ran from 11 in Brea to 22 in Ladera Ranch. Same county, same month, entirely different conversations.
North County vs South County
The north county communities here — Brea, Fullerton and Placentia — all closed at or above list price in under a fortnight. That is a seller’s pattern: buyers competing, little room to negotiate, and pricing that has to be right on day one because the market decides fast.
The south county communities read differently. Ladera Ranch, Mission Viejo and Rancho Santa Margarita are all sitting just under list price and taking two to three weeks. Still healthy, but with enough breathing room that preparation and presentation change the outcome more than they do up north.
Brea is the outlier worth watching. It is the fastest market of the six at 11 days and the strongest on price at 101.5% of list — yet it is the only one where inventory is rising, up 30.6% year over year. More homes coming to market while buyers are still paying over asking is a combination that rarely lasts. If you own in Brea, that is a timing conversation.
Why a County Median Cannot Price Your House
Lot size, condition, upgrades, views, school attendance area and street-level position move value far more than any city-wide figure. Two homes on the same street with identical square footage can be six figures apart on condition alone.
If you are weighing a sale anywhere in Orange County, start with a real valuation rather than an average. I will pull the comparable sales for your street, show you how I arrived at the number, and give you a straight read on timing — whether you list this year or not.
The north county cities I work in
My core market sits north of the 55 and east of the 57. Current market reports for each: Anaheim Hills, North Tustin, Orange, Villa Park and Yorba Linda.
Wherever your home sits, the number that matters is the one for your street. Request a valuation and I will send the comparable sales I used to get there, or see how I take a home to market.
Explore North Orange County