In November, one question kept coming up from clients watching Irvine from the sidelines:
“Is this still a cash-buyer frenzy, or do buyers finally have some leverage?”
The short answer: Irvine is no longer a frenzy—but it’s not a buyer free-for-all either. November showed a calmer, more selective market where strategy matters more than speed.
What Actually Happened in Irvine in November
In the city of Irvine (residential homes only):
- 147 homes closed escrow, a healthy number heading into the holidays
- Median sold price: about $1.535M
- Homes sold for roughly 98% of list price
- Median days on market: 31 days for sold homes
- Active listings: 526, with many sitting longer than a month
This tells us something important: well-priced, well-presented homes are still selling close to asking, while overpriced or poorly marketed listings are sitting—and often failing to sell.
A Split Market Is Emerging
Think of today’s Irvine market as two lanes:
- A-grade homes (priced right, good condition, strong school areas)
→ Still attracting serious buyers and selling within the first few weeks. - B- and C-grade homes (overpriced, dated, or poorly positioned)
→ Staying on the market longer and needing price adjustments.
In November alone, over 250 listings expired, cancelled, or were withdrawn, showing how critical pricing and presentation have become.
What This Means If You’re Selling
- Price smart, not high. Buyers are pushing back on obvious overpricing.
- Presentation matters more than ever. Buyers have choices now.
- Expect a longer timeline. A 3–5 week window to secure an offer is normal in today’s market.
Homes that launch correctly still do well. Homes that “test the market” often don’t.
What This Means If You’re Buying
Buyers now have more selection and more breathing room, especially between $1M–$2M and in the luxury segment.
That said:
- Entry-level homes remain competitive
- Large discounts are rare unless a home has been sitting 30–60+ days
- Watching days on market and failed listings can uncover real opportunities
Where the Irvine Market Is Headed
Prices are holding surprisingly firm despite longer days on market. A major crash looks unlikely, but pricing gaps will widen between homes that are dialed in and those that aren’t.
Want the Full Breakdown?
This blog is a high-level summary.
👉 Watch the full, data-driven November Irvine Market Update on YouTube here:
In the video, I walk through:
- Neighborhood-level patterns
- Buyer and seller strategies by price range
- What I’m watching for the next 3–6 months
If you’re thinking about buying or selling in Irvine and want a clear, realistic plan, feel free to reach out for a no-pressure strategy conversation.
Regina Chen
Irvine Realtor | Local Mom | Full-Time Agent Since 2009
📞 714-866-9166
