Orange County homes, priced city by city.
Orange County has 34 cities and about three million residents. HOAs, Mello-Roos and condo rules show up in a lot of OC deals, so I read the fine print before we talk price.
The numbers, with sources.
34 cities and about three million residents. Source: County of Orange.
$1,480,000 for existing single-family homes in September 2026, up 5.6% from a year earlier. Source: C.A.R.
Median 30 days on market and 3.0 months of unsold inventory in September 2026. Source: C.A.R.
County figures cover a huge area. Ask me for the sales closest to your street.
What buying and selling here really looks like.
Orange County had the highest median and the tightest supply of the four counties I serve in September 2026: $1,480,000 and 3.0 months of unsold inventory, per C.A.R. Well-priced homes don't sit long.
Planned communities, HOAs and Mello-Roos special taxes are common, especially in newer areas. Condo buyers also need the HOA's budget, reserves, insurance and the state-required balcony and elevated-element inspections reviewed.
North and west Orange County, from Cypress and Anaheim to Buena Park and Garden Grove, sits right next to my LA County base, and I cover the rest of the county too.
My OC city pages.
Anaheim
Resort-area condos, older single-family neighborhoods and the hillside homes of Anaheim Hills.
Cypress
Northwest OC on the LA County line, with neighborhood parks and new projects on Katella and Lincoln.
Aliso Viejo
A master-planned South County city from the 1990s with condos, townhomes and single-family homes, many in HOA communities.
Brea
A north Orange County city with a walkable downtown, older neighborhoods and newer hillside communities.
Buena Park
A central north county city known for its entertainment corridor, with mostly mid-century single-family homes.
Costa Mesa
A central Orange County city with mid-century homes, newer townhomes and condos close to the coast.
Coto de Caza
A gated, unincorporated South County community of larger single-family homes and estates, many with equestrian access and golf course views.
Dana Point
A South County coastal city built around its harbor, with homes from beach cottages to ocean-view estates.
Fountain Valley
A central city of mostly single-family homes from the 1960s and 1970s, with a large regional park.
Fullerton
A north county city with a historic downtown, older Craftsman and Spanish homes, and hillside neighborhoods.
Garden Grove
A central city of mostly single-family homes and condos, part of the Little Saigon area and a historic Main Street.
Huntington Beach
A large coastal city with homes from beachside condos to inland tracts and waterfront homes in Huntington Harbour.
Irvine
A master-planned city organized into villages, with many newer homes, HOAs and community facilities districts.
La Habra
A north county city on the LA County line with mostly single-family homes and some hillside areas.
La Palma
A small west county city of mostly single-family homes built in the 1960s and 1970s.
Ladera Ranch
An unincorporated master-planned community in South County with newer homes, HOAs and community facilities districts.
Laguna Beach
A coastal city of hillside and beach homes known for its coves, art festivals and canyon neighborhoods.
Laguna Hills
A South County city of single-family homes, condos and townhomes around the I-5 corridor.
Laguna Niguel
A South County city with hillside single-family homes, condos and many HOA communities.
Laguna Woods
A small city made up mostly of a large age-restricted community, with condos and co-ops.
Lake Forest
A South County city with older tracts near El Toro and newer communities in Foothill Ranch and Portola Hills.
Los Alamitos
A small west county city of single-family homes next to the Joint Forces Training Base.
Mission Viejo
A master-planned South County city built from the 1960s on, organized around Lake Mission Viejo.
Newport Beach
A coastal city with harbor islands, Balboa Peninsula homes, Corona del Mar and Newport Coast estates.
North Tustin
An unincorporated area in the foothills east of Tustin with larger lots, custom and mid-century single-family homes and a semi-rural feel.
Orange
A central county city with a historic Old Towne district, Craftsman and Victorian homes, and newer homes in Orange Park Acres and the east hills.
Placentia
A north county city of mostly single-family neighborhoods with a historic downtown area.
Rancho Mission Viejo
A newer master-planned South County community of villages built from the 2010s on, with single-family homes, townhomes and age-qualified neighborhoods.
Rancho Santa Margarita
A master-planned South County city near the foothills with condos, townhomes and single-family homes in HOAs.
San Clemente
The southernmost Orange County city, with Spanish-style homes, beach neighborhoods and inland planned communities.
San Juan Capistrano
A historic South County city with horse properties, older neighborhoods and newer hillside homes.
Santa Ana
The county seat, with historic downtown neighborhoods, mid-century tracts, condos and lofts.
Seal Beach
A small coastal city with beach cottages near Main Street, single-family neighborhoods and a large age-restricted community.
Silverado
A rural canyon community in the Santa Ana Mountains with cabins and custom homes on larger lots near the Cleveland National Forest.
Stanton
A small central city with single-family homes, condos and mobile home communities.
Tustin
A central city with Old Town Tustin, mid-century tracts, Tustin Ranch and newer homes at Tustin Legacy.
Villa Park
A small, mostly residential city of larger single-family lots surrounded by the city of Orange.
Westminster
A west county city of mostly single-family homes and the heart of Little Saigon.
Yorba Linda
A north county city of single-family homes, many on larger lots and hillsides, with equestrian areas.
Across Orange County, not just one corner.
Along with the city guides above, I work in the unincorporated communities in between, from North Tustin to Trabuco Canyon. Not sure which area fits your budget and commute? Book 15 minutes and we'll sort it out.
Start with what you need.
★★★★★“Very courteous, listened to my concerns, very efficient. When I was ready to purchase the property we found on the market, Memo brought results faster than I expected. Every problem that popped up was addressed quickly.”Buyer
Straight answers.
What's the median home price in Orange County?
$1,480,000 for existing single-family homes in September 2026, up 5.6% from a year earlier, per the California Association of REALTORS®.
How fast are Orange County homes selling?
C.A.R. reported a 30-day median time on market and 3.0 months of unsold inventory for Orange County in September 2026, the tightest supply of the four Southern California counties I cover.
What is Mello-Roos, and how do I check it?
It's a special tax that funds infrastructure in many newer communities. It shows up on the property tax bill and in the seller's disclosures, and I check it, along with HOA dues, before you write an offer.
Which Orange County cities do you cover?
All 34, and the unincorporated communities too. Every one has its own city page with local market numbers, upcoming events and buying and selling tips, from Anaheim and Irvine to Ladera Ranch and Coto de Caza.
Do you also work in LA County?
Yes. I'm based in Gardena and cover the South Bay, Long Beach and the rest of LA County as well as Orange County.
Start with 15 minutes.
Tell me what you're trying to do and when. I'll tell you what it takes, what it costs, and the smartest first step. No pressure, no script.