August 2026 Market Data •Redfin City-Limits Figures

Here’s where the Orange market stands as of August 2026, the most recent full month of closings, with year-over-year comparisons to August 2025. Figures are Redfin city-limits data.

At a Glance — Orange, August 2026

“Competition” reflects Redfin’s Compete Score — a 0–100 rating of how hard buyers compete for homes over the trailing three months, based on how many offers homes receive, how often they sell above asking, how quickly they go pending, and the sale-to-list ratio.

Prices and Pace

The City of Orange closed August at a $1,199,206 median, up 5.2% from last August though down about 4% from its June reading. Volume was steady at 246 closings, up 1.3% year over year — the second-highest transaction count in northeast Orange County.

Pace remains among the fastest in the region. Median days on market fell four days from a year ago to 36, and the typical Orange home goes pending in about 36 days. The city carries a very competitive rating with a Compete Score of 75, and homes there receive an average of four offers.

Where the Leverage Sits

Very little, though marginally more than at the spring peak. The sale-to-list ratio came in at 100.5% — the average sale closed above asking — and 47.5% of homes sold above list, down from 52.2% in June. Nearly half of all buyers are still paying over ask. Price reductions rose from 22.8% to 26.1%, so roughly a quarter of listings do eventually cut, and that is where the negotiating room lives.

What This Means for Buyers

When half the sales in a city close above list, the negotiation happens before the offer, not in it. Get fully underwritten rather than pre-qualified, keep contingencies short and clean, and be ready to see a home the first weekend it lists. Certainty of close frequently decides multiple-offer situations here.

Plan for appraisal risk in advance. With average sales above asking, appraisals sometimes come in short — decide before you write how much of a gap you could cover in cash. Orange is also a city of distinct pockets, from the Old Towne historic district to the hillside neighborhoods near Santiago; value your target home against nearby comparable sales rather than the citywide median.

What This Means for Sellers

This is close to an ideal market. Average sales are clearing above asking, nearly half of homes sell over list, buyers are averaging four offers per property, and the typical home goes pending in about five weeks. Price at the market and let competition do the work — a 100.5% ratio is the product of accurate pricing, not an ambitious list price.

The rise in reductions from 22.8% to 26.1% is the one caution. In a five-week market, a listing that has not drawn an offer in three weeks is signaling a pricing problem. Invest in presentation before launch, be ready for a busy first weekend, and respond quickly if the response is quiet.

Bottom Line

Orange remains one of the most competitive markets in the county — up 5.2% year over year, average sales closing above asking, nearly half above list and four offers per home. Buyers need to arrive fully prepared; sellers who price accurately are in an excellent position.

Data provided by Redfin (redfin.com). Figures are city-limits monthly data for August 2026; competitiveness and time-to-pending reflect Redfin’s trailing three-month Compete Score.