A look at what’s moving—and what’s not—on the market in North Tustin and beyond.
If you've been watching the real estate market in North Tustin, you’ve probably noticed something interesting: some homes are flying off the market… while others seem to linger for weeks or even months.
So what gives?
As a local Realtor based right here in Tustin, I’ve been tracking the data—and walking these streets—for years. In today’s post, we’re taking a real-time look at inventory trends in North Tustin and surrounding Orange County neighborhoods (Tustin, Orange, Santa Ana, Irvine, and Anaheim), to help you better understand what's really going on in our summer 2025 market.
1. Inventory is Up—but So Is Buyer Caution
Over the past few months, North Tustin has seen a noticeable uptick in active listings. More homeowners are testing the waters, hoping to cash in before the end of summer. But buyers? They’re moving a bit slower.
Rising interest rates have made affordability a real concern, especially on larger properties. That means well-priced, updated homes are getting attention—but homes that need work, or are priced too aggressively, are more likely to sit.
2. What’s Selling Fast in North Tustin
Homes under $1.75M, especially those with modern upgrades and move-in ready condition, are still seeing strong activity. Homes in top school zones, with single-level floorplans, or homes with ADU potential are particularly attractive right now.
Pro tip: A freshly painted exterior or a new roof may not be as exciting as a kitchen reno, but it can still be a deal-maker for today’s buyers.
3. What’s Sitting—and Why
The homes that are lingering tend to fall into three categories:
Overpriced listings that ignored recent comp trends
Dated homes that haven't been refreshed or staged
Niche properties (think ultra-custom layouts, large lots with deferred maintenance, or unique architecture that limits buyer pool)
If your home fits any of these, a thoughtful pricing and marketing strategy becomes even more critical.
4. Irvine and Anaheim Show More Movement
Interestingly, markets like Irvine and Anaheim are seeing more consistent absorption right now—particularly in master-planned communities with HOA-maintained amenities. These areas tend to attract younger buyers and relocators who are motivated to make a decision quickly.
This contrast underscores how hyper-local the real estate market really is. A strategy that works in Anaheim Hills might fall flat in Lemon Heights.
5. DOM (Days on Market) Is Stretching… But It’s Not a Red Flag
For most of 2023 and early 2024, it wasn’t unusual to see homes go pending in a week. In 2025, the average Days on Market in North Tustin has crept up to 30–45 days in many cases.
That’s not necessarily bad news—it’s just a return to a more normal market rhythm. If you’re selling, stay focused on your longer-term goals, and know that the right buyer may just need a bit more time.
6. Pricing Smart Is More Important Than Ever
Buyers today are cautious—and empowered. They’re watching interest rates, calculating payments, and scrutinizing comps. A listing that’s even 5–7% too high can go stale quickly.
On the flip side, homes priced right are often still seeing multiple showings and strong offers. Pricing is no longer about pushing the upper limit—it’s about creating perceived value.
7. Staging + Strategy = Results
In this shifting market, presentation matters. Clean, neutral staging (or even virtual staging) can help buyers see themselves in the space. Combine that with high-quality photos, targeted digital marketing, and smart pricing, and your odds of success increase dramatically.
Need help getting your home “market ready”? My team offers pre-listing consults and a Home Refresh Program that simplifies the process.
8. Should You Sell Now—or Wait?
It depends on your goals.
If you're downsizing, moving out of state, or selling an investment property, this summer can still offer a strong exit strategy—especially while demand stays steady and inventory hasn’t flooded. If you're simply testing the waters, it may be worth prepping now and watching how the next few months unfold.
Curious what buyers would realistically pay for your home? I offer confidential, off-market evaluations to help you decide.
Final Thoughts: Informed Sellers Win in Any Market
Whether you’re selling tomorrow or just exploring your options, knowing what’s really happening in your neighborhood is key. North Tustin is still one of the most desirable places to live in Orange County—but today’s market calls for strategy over guesswork.
If you want a local, honest take on how your home stacks up—or how to stand out in today’s market—I’m here to help.
Let’s talk whenever you’re ready.
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