Where the Southern California market actually is.
The same data I use to advise clients on pricing, timing, and strategy, refreshed July 2026.
The Snapshot
Four numbers that frame the rest of the page.
The mortgage rate, the statewide median, the direction of sales, and how tight Orange County still is.
30-year mortgage rate
Freddie Mac PMMS, July 16
California median
June close, up 0.4% YoY (CAR)
Statewide sales YoY
279,880 annualized pace
OC months of supply
Below the 3.1 statewide
The market is a headline. Your home is a number.
Run your address for the exact figure. Free, instant.
How to Read This
Numbers without context are noise.
Every county block below shows four numbers: where the median sale price is now, how the past twelve months have moved, how long the average home is sitting before going under contract, and a fourth signal that matters for that specific county. Read those four together and you'll know whether your county is leaning toward sellers, leaning toward buyers, or roughly balanced.
If you want to know what these numbers mean for your specific home, that's the conversation worth having on a call.
Jump to your county
County 01
Los Angeles County
As of June 2026 close
Median sale price
Up 0.7% YoY, June 2026 (CAR).
Sales YoY
June 2026 sales pace vs June 2025 (CAR).
Median days on market
Up from 40 days last year (Redfin, May read).
SoCal regional median
Days to sell, up from 25 in May (CAR).
What this means for sellers
Los Angeles County keeps surprising people who only follow the headlines. The median cleared $910K on the June close, sales are up almost seven percent from a year ago, and homes are finding buyers in about the same time they did last summer. The county is not soft. What's true is that the buyers who are active are picky, and they punish stale pricing fast. Pricing on day one is the difference between selling in 30 days and selling in 90.
County 02
Orange County
As of June 2026 close
Median sale price
Up 1.4% YoY, June 2026 (CAR).
Months of supply
Down from 3.4 a year ago (CAR, June).
Median days on market
Up from 34 days last year (Redfin, May read).
Sales YoY
June 2026 vs June 2025 closings (CAR).
What this means for sellers
Orange County remains the tightest of the four counties on this page. Months of supply is still under three, which by historical standards is a seller's market, and closings are up double digits from last June. The asterisk: homes are taking about three days longer to go under contract than a year ago, and appreciation has downshifted from last spring's five percent pace to about one and a half. A real comp study still wins the listing here. A wishful price still loses it.
County 03
Riverside County
As of May 2026 read
Median sale price
Up 0.5% YoY, May 2026 (Redfin).
Homes sold YoY
2,298 closings in May (Redfin).
Median days on market
Down from 51 days last year (Redfin).
Sold above list
Up 2.5 pts YoY (Redfin).
What this means for sellers
Riverside has quietly stabilized. The median is back above where it sat a year ago, homes are finding buyers two days faster than they did last year, and a third of closings are clearing over asking. Fewer homes are trading hands than last May, so it is not a frenzy. It is a market that pays sellers who price aggressively, prep the home properly, and act decisively, and it still sits on the ones who treat it like 2022.
County 04
San Bernardino County
As of May 2026 read
Median sale price
Up 1.2% YoY, May 2026 (Redfin).
Homes sold YoY
1,496 closings in May (Redfin).
Median days on market
Up from 41 days last year (Redfin).
Sold above list
Flat vs last year (Redfin).
What this means for sellers
San Bernardino County is the most rate-sensitive of the four. With the median home around $548K, more buyers here are financing the full purchase, so every 25 basis points on the mortgage rate moves the offer math. The competition never actually left this price point: two in five homes still close above list, the same share as last year. What changed is patience. Homes that miss their number sit for 46 days, five days longer than a year ago. Price to the comps and the Inland Empire still competes for your home.
Local zoom
Irvine, specifically.
Redfin, May 2026 read
Median sale price
Down 4.5% YoY (Redfin, May read).
Median price per sq ft
Down 5.2% YoY (Redfin).
Median days on market
Three offers on average.
Market competitiveness
"Somewhat competitive" rating (Redfin).
What this means in Irvine
Irvine is the only market on this page where prices sit meaningfully below last year. The median is down 4.5% and price per square foot is down 5.2%, both of which reflect a shift from 2024's bidding-war pricing to a more normal market. Three offers per listing is still healthy. Forty-two days is a normal sale timeline.
The Irvine market rewards three things now: clean preparation, defensible pricing on day one, and an agent who actually shows up to compete. The last twenty years of automatic appreciation isn't doing the work anymore. Strategy is.
The Source
Where this data actually comes from.
Medians, statewide sales, supply, and days to sell come from the California Association of Realtors monthly release (June 2026 close, published July 16, 2026). County days on market, closing counts, and above-list shares come from Redfin Data Center (the rolling three months ending May 2026, the latest published read). The mortgage rate is Freddie Mac's PMMS, updated every Thursday; the figure above is the July 16, 2026 print. Irvine-specific numbers come from Redfin, same window.
I refresh this page as each monthly close publishes. Every number above carries the month it was measured, so you always know exactly which read you're looking at.
Run the numbers on your specific home.
County averages are the starting point. The price your home will actually clear depends on the block, the condition, the comps, and the agent. Pick a side and I'll run the read.
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Your block, not the county average.
A real comp study uses the eight to twelve homes most like yours, not the county-wide median.
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A defensible price, not a wishful one.
I price to the comps and tell you what to fix, what to skip, and what to leverage.
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A 48-hour launch with the marketing already done.
Pro photos, copy, syndication, and a property landing page all live within two days of signing.
Enter your address for your home's premium valuation, instantly.
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A buying read tuned to your county.
Orange County looks nothing like San Bernardino. Your offer math should reflect that.
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Offers structured to actually win.
Tight contingencies, clean appraisal language, and seller credits used where they move price.
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Lender, inspector, and escrow already in place.
A vetted bench of local partners means escrow runs on schedule and inspection reports come back in plain English.
Tell me where you want to buy.
Want the deeper read?
The notes behind the numbers.
Stats give you the snapshot. Field Notes give you the commentary. Short observational posts on what's actually happening in Southern California real estate, written when there's something worth saying.
Read Field Notes →Go from county to address.
The live feeds behind this snapshot, and your own number.
Daily
Today's mortgage rates
What buyers of your home pay to borrow, refreshed every business day.
Open →Monthly
California home prices
The indices behind these numbers, charted with a year of history.
Open →Instant
Your address, not the county
True market value, rebuild cost, and a same-day cash offer, the moment you finish.
Run it now →Your home, your number
The data is one thing. Your home is another.
County-level data is useful, but it doesn't tell you what your specific home, in your specific neighborhood, will actually sell for. That's what a real comparative market analysis is for. Run your address: the instant valuation lands in your inbox now, and my thorough CMA follows right behind it.
Or call direct: (949) 438-5948