COASTAL ORANGE COUNTY MARKET UPDATE
Reporting date:
November 9, 2026
Coastal Orange County's five markets are not moving together. Strong contract activity in Laguna Niguel, growing competition in Laguna Beach, and tighter supply without better closing terms in Corona del Mar show that fewer listings do not automatically mean more seller leverage.
By Missy Wiesen, REALTOR® and Certified Negotiation Expert, SERHANT. Updated every two weeks.
COASTAL ORANGE COUNTY AT A GLANCE
Active Listings
672
Across all five cities
3.6
Approximate, based on combined sales over the last 90 days
Closed Sales, Last 90 Days
565
All five cities combined
Months of Inventory
Active Listings With Price Reductions
44.0%
Share of all active listings now below original list price
WHAT'S HAPPENING ACROSS COASTAL ORANGE COUNTY?
The latest snapshot shows different relationships between new supply and buyer commitments. Laguna Niguel recorded 19 new contracts against 13 new listings as active inventory fell to 129. Laguna Beach moved the other way: 15 new listings versus ten contracts, with active inventory rising to 149 and months of inventory reaching 5.7. Corona del Mar had no new listings and six contracts, reducing its available selection to 60. Its 90-day closing pace barely changed from the corrected prior count of 63 to 64, but recent sellers averaged a lower percentage of final asking prices than previously. These contrasts demonstrate why inventory is only one part of negotiating leverage. Buyers evaluate individual properties and prices, not the market-wide supply count. New contracts offer a more current signal than closings, which typically reflect agreements reached earlier.
HOW THE FIVE CITIES COMPARE
Each city’s figures from this report. Median sold price covers the last 90 days. Median days to sell and sale-to-list cover the last 30 days. Select a city to read its full update.
City | Active listings | Months of inventory | Price reductions | Median sold price | Median days to sell | Sale-to-list |
|---|---|---|---|---|---|---|
Corona del Mar | 60 | 2.8 | 40.0% | $4,425,000 | 23 | 94.7% |
Dana Point | 103 | 3.6 | 43.7% | $2,077,500 | 25 | 99.0% |
Laguna Beach | 149 | 5.7 | 49.0% | $3,297,500 | 29 | 95.2% |
Laguna Niguel | 129 | 2.4 | 49.6% | $1,419,500 | 32 | 98.5% |
Newport Beach | 231 | 3.9 | 39.0% | $3,728,355 | 35 | 97.7% |
WHAT STANDS OUT RIGHT NOW
Laguna Niguel buyers outpace incoming listings
Nineteen new contracts exceeded 13 new listings, while active inventory fell from 134 to 129. Yet 64 current listings have previously reduced asking prices. Strong buyer participation has not removed the need for careful pricing.
Laguna Beach listings add competition
Fifteen new listings outnumbered ten contracts, lifting active inventory to 149. With 118 current listings already at 30 or more Days Active in MLS, sellers face fresh competition alongside a substantial older selection.
Corona del Mar supply tightens without pricing certainty
Active inventory declined from 68 to 60 while the 90-day sales pace remained nearly unchanged. Even so, recent closings averaged 94.7% of final asking price, below the preceding 95.8%. Scarcity does not guarantee stronger terms.
WHAT THIS MEANS FOR BUYERS AND SELLERS
FOR BUYERS
FOR SELLERS
The number of available homes is only a starting point. Some listings attract attention quickly, while others have remained for weeks or reduced asking prices. Compare the specific property with relevant completed sales and active alternatives, and consider its condition, features and pricing history. Markets with relatively limited supply can still contain individual negotiating opportunities. That is not a promise of a discount, and the best offer approach depends on the home and its competing demand.
Limited supply may benefit a property that buyers see as compelling value, but it is not enough on its own. Laguna Niguel shows buyers committing even as many active homes have been repriced. Laguna Beach sellers face additional incoming inventory, while Corona del Mar's latest closing terms have not strengthened alongside tighter supply. Focus on the actual homes competing for the same buyers and support your price with property-specific comparisons, condition and presentation.
THE STORY BEHIND THE NUMBERS
Why Limited Inventory Doesn't Guarantee Seller Leverage
Three coastal markets show how available supply, current contracts and negotiated sale prices interact, and why each property's value still matters more than scarcity alone.
Source: CRMLS. Data as of
November 9, 2026
Market statistics are based on CRMLS data as of the reporting date and may not reflect all sales activity, including off-market transactions. Regional figures are calculated from the combined listing and sales counts of all five cities. Data is believed to be reliable but is not guaranteed and may change. Figures based on small numbers of sales can vary significantly from period to period. This report is general market information and is not an appraisal or a valuation of any specific property.