Breaking down inventory trends to see which homes are moving—and which are sitting—in Tustin, Irvine, Santa Ana, Anaheim, Orange, and North Tustin.
One of the best ways to understand the real estate market is to look at the balance between active listings (homes for sale) and pending sales (homes already under contract). This simple comparison tells us where demand is strongest—and where sellers may need to adjust strategy.
Here in Orange County, the numbers reveal a clear picture: some homes are flying off the market, while others are taking a little longer. Let’s unpack what that means for buyers, sellers, and homeowners across Tustin, North Tustin, Irvine, Orange, Anaheim, and Santa Ana.
1. Why the Active vs. Pending Ratio Matters
Active listings = supply (how many homes are available).
Pending sales = demand (how many buyers are writing accepted offers).
When pending sales make up a large share of total listings, it’s a sign that buyers are highly active and homes are moving quickly. When active listings far outpace pendings, it suggests buyers are more cautious—or pricing may be too high.
2. Tustin: Balanced but Competitive
In Tustin, particularly neighborhoods like Tustin Ranch and Old Town, pending sales are keeping pace with active listings in the $900K–$1.3M range. Well-priced single-family homes here are still pulling in multiple offers.
But higher-end homes above $1.5M are taking longer to move, especially if updates are needed. Sellers in this price point should focus on presentation and pricing strategy to capture demand.
3. North Tustin: Luxury Homes Moving Slower
North Tustin continues to draw strong interest thanks to its larger lots and custom homes, but the active-to-pending ratio is wider here. Luxury properties over $2M are seeing longer market times, while single-level homes under $1.5M are the first to go pending.
Buyers love the space and privacy North Tustin offers—but they’re selective. Sellers should expect longer DOM (days on market) unless their home is priced competitively.
4. Irvine: Pending Sales Outpace Actives in Popular Communities
Irvine remains one of OC’s hottest markets. In communities like Woodbridge, Northpark, and Portola Springs, pending sales often outnumber active listings. Buyers are quick to act on well-maintained homes, even at higher price points.
Condos and townhomes in the $700K–$900K range are especially strong, reflecting ongoing demand from first-time buyers and relocators.
5. Anaheim: Entry-Level Homes See the Most Demand
In Anaheim, especially West Anaheim and The Colony Historic District, pending sales are keeping pace or exceeding inventory for entry-level homes under $800K. These properties attract first-time buyers and investors alike.
Higher-priced Anaheim Hills homes are moving, but at a slower pace compared to more affordable segments.
6. Santa Ana: Affordability Drives Activity
Santa Ana continues to be one of the more affordable entry points into Orange County, and demand reflects that. Pending sales are strong, especially for homes under $750K. Buyers who may have been priced out of Irvine or Tustin are looking here instead.
However, historic districts like Floral Park remain consistently desirable, with well-maintained properties commanding premium interest.
7. Orange: Steady and Reliable
The city of Orange, particularly Old Towne Orange, sees strong pending activity for homes under $1M and anything with historic charm. Detached homes in family-friendly tracts are also moving quickly, while higher-end homes above $1.6M are showing slower absorption—similar to North Tustin trends.
8. What This Means for Sellers
If you’re selling in 2025:
Entry-level and move-in ready homes (under $1M in most OC cities) are in highest demand.
Luxury properties are still moving, but buyers are patient and selective.
Smart pricing, staging, and marketing are key to bridging the gap when demand is softer.
Final Thoughts: Demand Is Strongest Where Value Meets Lifestyle
The data is clear: demand in Orange County is strongest for well-priced, move-in ready homes in family-friendly neighborhoods. That doesn’t mean higher-end homes won’t sell—but they require a more tailored strategy.
If you’re curious about how many homes in your neighborhood are active versus pending, let’s talk. I can give you a hyper-local breakdown so you know exactly where your property stands—and how to position it for success.
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