Orange County inventory just hit a 2026 high and mortgage rates are hovering near 6.5%. Laguna Beach Realtor Jaleesa Peluso breaks down what it means for OC buyers and sellers right now.
Est. reading time: 4 minutes
Every week I get some version of the same question: “Jaleesa, is this a good time to buy?” or “Should I list now or wait?” This week’s numbers actually give us a real answer, so let’s get into it.
Inventory Just Reached a New High for 2026
Orange County active listings climbed to a fresh 2026 peak this month, continuing a steady build since the start of the year. More homes on the market is good news if you’re house hunting in Newport Beach, Laguna Beach, Dana Point, San Clemente, or anywhere in between — it means more selection and, in some pockets, a little more room to negotiate than we’ve seen in the past few years.
But don’t mistake “more inventory” for “prices dropping.” Orange County is still one of the most supply-constrained, equity-rich markets in the country. We’re moving toward balance, not a buyer free-for-all.
Where Rates Stand Right Now
30-year fixed mortgage rates are sitting in the mid-6% range this week, with most major forecasters (MBA, Fannie Mae) expecting rates to hover around 6.4–6.5% through the rest of 2026. That’s meaningfully better than the highs we saw over the past couple of years, and it’s already showing up in buyer activity. Refinance applications are up sharply year over year, which tells me buyers and homeowners are watching this market closely and acting when the math works.
If you’ve been waiting for a “sign” to get off the sidelines, a stabilizing rate environment paired with rising inventory is about as clear a window as we’ve had in a while.
What This Means If You’re Buying
- More homes to choose from, especially in South OC communities like San Clemente, Laguna Niguel, Aliso Viejo, and Mission Viejo.
- Slightly more negotiating leverage on homes that have been sitting — but well-priced, move-in-ready homes are still moving fast and often with multiple offers.
- A stabilizing rate environment means your pre-approval math is more predictable than it’s been in years.
What This Means If You’re Selling
- Pricing strategy matters more than ever. Overpriced listings are sitting; correctly priced homes are still selling quickly, often above asking.
- Presentation is doing more of the work in a market with more competition. Staging and pre-listing prep pay off.
- Equity remains strong across Orange County homeowners, which means even in a “normalizing” market, most sellers are in a great position.
The Bottom Line
Numbers like these only tell part of the story — what matters is how they play out on your specific street, in your specific price point. A $1.3M listing in Mission Viejo behaves very differently than a coastal listing in Laguna Beach or a condo in San Clemente, and that’s exactly the kind of hyper-local read I live in every single day.
Curious what these numbers mean for your home, your neighborhood, or your next move?
I put together complimentary, data-driven market breakdowns for Orange County buyers and sellers — no obligation, just an honest read on where things stand for you.
Call or text me at (949) 395-0960, email jaleesapeluso@gmail.com, or request your free Buyer’s Guide or Seller’s Guide on jaleesapeluso.com, and let’s talk about your next step.