Irvine Inventory: Signs of a Subtle Shift Toward Balance

Irvine has long epitomized a seller’s market with high prices, rapid sales and scarce listings. While Orange County as a whole is seeing a surge in available homes, Irvine’s shift is more modest. MLS (Multiple Listing Service, available to Realtor's only) data shows only 12 new residential listings between July 1 and August 31, 2025, and city‑wide inventory hovered around 616 active listings in April. Even so, days on market are lengthening, hinting at the early stages of a balancing act.

 

What’s Driving Change in Irvine?

A few forces are at play. Rising mortgage rates earlier in 2025 persuaded some homeowners to list before rates climbed further. New developments in Great Park and surrounding neighborhoods are bringing fresh inventory, though at the luxury end. Additionally, homeowners who delayed selling during the pandemic are finally entering the market. These factors together offer buyers slightly more choice, even though Irvine’s supply remains tight compared with the broader county.

 

What More Homes Mean for Irvine Buyers

With just 12 new listings in July–August, supply remains lean. However, the median time on market reached 41 days, longer than the countywide average of 29 days. Buyers now have a bit more breathing room to inspect properties, evaluate pricing and negotiate repairs or concessions. Early‑year data showed that Irvine homes took about 59 days to sell in January, signalling a move away from the lightning‑fast sales of previous years.

Guidance for Irvine Sellers

Sellers should be mindful that buyers are no longer rushing to submit offers. Pricing a home above market value can backfire, especially when inventory in neighboring cities is rising. Focus on presentation, professional photos, staging and repairs to stand out. In a market where buyers have options, a well‑prepared property commands more attention and can still sell at a premium.

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Irvine’s housing market is inching toward equilibrium. Although supply remains limited, longer days on market and modest increases in listings suggest the frenzied seller’s market is softening. As the city works to expand its housing stock through new construction and initiatives like SB 9, both buyers and sellers should adjust expectations and strategies to navigate this evolving landscape.

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-Tanja