What makes Coastal Orange County different from the rest of Orange County?

Coastal Orange County benefits from limited inventory, strong lifestyle demand, and geographic constraints that support pricing even during broader market slowdowns. These fundamentals consistently make Coastal OC more resilient than inland markets.

Coastal Orange County Market Update: December 2024

Q: Why would I sell during the holidays instead of waiting for the spring market?

Spring brings more buyers, but it also brings far more competition from other sellers. During the holidays, inventory tightens as many sellers step back, allowing well-prepared homes to stand out and capture premium attention from serious buyers.

Q: How do current mortgage rates affect my decision to sell?

Mortgage rates stabilizing in the mid-6% range have improved buyer confidence and affordability compared to earlier volatility, supporting continued demand for well-priced homes in Coastal Orange County.

Q: What should I do to prepare my home if I’m considering selling in early 2025?

Preparation includes professional photography, accurate pricing based on current data, addressing deferred maintenance, decluttering, and presenting the home at its absolute best to stand out in a competitive market.

Q: Are three-year appreciation projections reliable for planning a sale?

While no forecast is guaranteed, these projections are based on long-standing supply and demand fundamentals that have consistently supported Coastal Orange County property values over time.

Missy Wiesen
Dec 18, 2025
6 min read

By Missy Wiesen, REALTOR® | at The Pugh Group brokered by eXp Realty

TL;DR

While Orange County inventory dropped 5% this holiday season, Coastal OC markets like Laguna Niguel, Dana Point, Newport Beach, Corona del Mar, and Laguna Beach are defying seasonal trends with tight inventory, motivated buyers, and premium pricing. This creates a rare opportunity for well-prepared sellers before the spring surge.

Close-up of a decorated Christmas tree on a sandy beach with a turquoise ocean in the background, featuring red and gold ornaments and wrapped presents nestled beneath the branches.

The Holiday Season Isn't Slowing Down Coastal Orange County

The holiday season typically brings a predictable slowdown in real estate activity. Buyers pause their searches, sellers pull listings to focus on family gatherings, and the market enters what many in the industry call the "Silent Nights" of the real estate calendar. This year is no different across most of Orange County, where overall inventory dropped 5% and buyer demand dipped 6% as December arrived.

But here along the coast? We're playing by different rules.

Coastal Orange County continues to demonstrate why it remains one of Southern California's most resilient and desirable real estate markets. While the broader county follows predictable seasonal patterns, our coastal communities are showing remarkable strength, tight inventory levels, and buyer activity that defies the calendar.

Laguna Niguel: The Value Leader That Keeps Delivering

Laguna Niguel is leading the charge among our coastal markets with just 105 active listings and an average of 73 days on market. What makes this particularly impressive is that nearly 50% of fast-moving homes sold for 100% of their list price. Even more telling? Many of these transactions were all-cash purchases, demonstrating just how competitive this market remains.

As someone who has watched this market for years, Laguna Niguel continues to be what I call the "value leader" of Coastal Orange County. It offers the coastal lifestyle without the premium price tags of some neighboring communities, which attracts serious, qualified buyers who recognize the long-term value proposition.

The fact that 21 homes were delisted in Laguna Niguel alone during this holiday period tells us something important: many sellers are choosing to step back temporarily rather than compete during the holidays. This creates a rare window of minimal competition for those who remain active in the market.

Dana Point: Low Inventory, High Buyer Quality

Dana Point is showing similar strength with notably low inventory and a healthy 37% cash buyer rate that's supporting consistent pricing. Quick sales in Dana Point are still averaging 99.2% of list price, which is remarkably strong for any time of year, let alone the holiday season.

Properties that have been on the market longer (those sitting at 30 days or more) are seeing only minor price reductions. This tells us that even in extended listings, the fundamentals remain solid. Buyers aren't getting massive discounts just because a property has been available for a few extra weeks.

Newport Beach, Corona del Mar, and Laguna Beach: Premium Markets Holding Strong

Across Newport Beach, Corona del Mar, and Laguna Beach, we're seeing the same pattern: limited inventory, qualified buyers, and pricing that reflects the enduring appeal of true coastal living. These aren't markets where desperate sellers are slashing prices or where buyers are getting deals simply because it's December.

The buyers who are active right now are focused, qualified, and ready to write offers. They're not tire-kickers or casual browsers waiting for spring. They're people who understand that opportunity doesn't always wait for perfect timing.

What This Market Moment Means for Sellers

If you're considering selling your Coastal Orange County home, this moment deserves your attention. Despite the seasonality, this market is not asleep. The combination of sellers stepping back for the holidays and serious buyers remaining active creates a dynamic we don't see often.

Here's what makes right now compelling: minimal competition. When 21 homes get delisted in Laguna Niguel alone, when inventory is already tight across all our coastal markets, the homes that remain active have a spotlight that won't exist come January or February.

The spring market typically brings the most crowded seller landscape of the year. Everyone waits for spring, which means everyone competes in spring. If your home is truly ready (and by ready, I mean professional photos, dialed-in pricing, and top-tier presentation), you can still capture a premium before that surge.

Wait until January, and you'll likely be entering the most competitive seller environment we've seen in over a year. That doesn't mean you can't succeed in spring. It just means you'll be working harder for the same result you might achieve more easily right now.

Interest Rates and Long-Term Value Projections

Mortgage rates have stabilized in the 6.25% to 6.32% range, offering buyers better affordability and confidence than we saw during the volatility of the past year. With the Federal Reserve signaling more cuts in 2026, most experts believe we'll stay in the 6% range through next spring.

What does this mean for long-term property values in Coastal Orange County? The projections for the next three years are encouraging across all our coastal markets. Even in conservative scenarios, we're looking at appreciation ranging from 1.5% to 9% depending on the specific city. Middle-range projections suggest 6% to 17% appreciation, while optimistic scenarios show potential gains of 14% to 24%.

Laguna Niguel leads these projections with conservative estimates at 7.7%, middle projections at 14%, and optimistic scenarios at 21%. Dana Point follows closely with 9%, 17%, and 24% respectively. Newport Beach and Corona del Mar show similarly strong potential, while even Laguna Beach (already at premium pricing levels) is projected to see continued appreciation.

These aren't wild speculation numbers. They're based on the fundamental equation that continues to define our coastal markets: tight supply plus enduring lifestyle appeal equals long-term value growth.

The Bottom Line: Opportunity Meets Preparation

The message for sellers right now is clear and straightforward. Inventory is shrinking faster along the coast than in the rest of the county. Serious buyers are still out there and motivated. The 2026 projections are positive across all price bands. And well-prepared listings are still commanding top dollar, quickly.

If your home is ready (and I can help you determine if it truly is), this is a moment to act decisively. If it's not quite ready, now is the time to prepare for a sharp and strategic January or February launch before the spring competition arrives.

This isn't about creating false urgency or pushing anyone into a decision they're not ready for. It's about understanding market dynamics and positioning yourself to succeed when you do decide to move forward. The holiday market isn't for everyone, but for the right property with the right preparation, it can be remarkably effective.

The historic Balboa Pavilion in Newport Beach illuminated with holiday lights at dusk during the Newport Beach Christmas Boat Parade, with festive boats decorated in colorful lights reflecting on the harbor water.

Frequently Asked Questions

Q: Why would I sell during the holidays instead of waiting for the traditional spring market?

A: While spring typically brings more buyers, it also brings significantly more competition from other sellers. Right now, with many sellers stepping back for the holidays and inventory already tight in Coastal OC, well-prepared homes are getting premium attention from the serious, qualified buyers who are actively searching. You'll face less competition for those motivated buyers than you will in a few months.

Q: How do current mortgage rates affect my decision to sell?

A: Rates stabilizing in the 6.25% to 6.32% range have improved buyer affordability and confidence compared to earlier volatility. This means buyers who are shopping now have better financing conditions and more certainty about their purchasing power. If you'd like to explore how current market conditions apply to your specific property, you can view detailed market insights on my website.

Q: What makes Coastal Orange County different from the broader Orange County market trends?

A: Coastal OC consistently demonstrates more resilience during market shifts due to limited inventory, strong buyer demand for the coastal lifestyle, and the area's enduring appeal. While the broader county saw a 5% inventory drop and 6% demand dip, our coastal markets like Laguna Niguel are seeing nearly 50% of fast-moving homes sell at full list price, many with all-cash offers.

Q: What should I do to prepare my home if I'm considering selling in early 2025?

A: Preparation means professional photography, accurate pricing based on current market data, and presenting your home at its absolute best. This includes addressing any deferred maintenance, decluttering, and potentially staging key areas. If you're curious about how these preparation steps apply to your specific situation, you can explore examples and resources on my site.

Q: Are the three-year appreciation projections reliable for planning my sale?

A: While no one can predict the future with certainty, these projections are based on fundamental supply and demand dynamics that have consistently defined Coastal OC. Even conservative scenarios show positive appreciation across all our coastal markets. The key is understanding that tight inventory plus desirable coastal lifestyle typically equals long-term value growth, regardless of short-term market fluctuations.