February 2026 Market Report
What's Happening in the Market Right Now?
The Orange County and Newport Beach real estate market is sending clear signals heading into spring 2026: inventory is rising, but buyer demand remains disciplined and prices are holding. Here's a breakdown of what the latest data tells us — and what it means for buyers and sellers across the region.
🏡 Orange County: Steady Hands in a Shifting Market
The broader Orange County market is competitive and buyers are feeling it. With a 99.3% sale-to-list ratio and homes moving in just 53 days on average, well-priced properties are still getting absorbed quickly. Prices have stabilized, not slipped, and the modest inventory build gives buyers more choices heading into spring without putting sellers on the defensive.
Average Sales Price: $1.55M ↓ 1%
Median List Price: $1.32M — Flat
Sale-to-List Price Ratio: 99.3% — Flat
Avg. Days on Market: 53 ↓ 5%
Months Supply of Inventory: 3.39 ↑ 20%
🌊 Newport Beach: Coastal Luxury Isn't Flinching
Newport Beach continues to do what it does best: hold value. Average sales prices climbed 6% to $4.58M while homes are selling 19% faster than the prior period. Even as inventory expands slightly, the sale-to-list ratio holds firm at 97.4%. This is a market that rewards sellers who price with confidence and buyers who come prepared. The spring window is opening and the early movers tend to win.
Average Sales Price: $4.58M ↑ 6%
Median List Price: $4.50M ↓ 4%
Sale-to-List Price Ratio: 97.4% — Flat
Avg. Days on Market: 51 ↓ 19%
Months Supply of Inventory: 4.78 ↑ 15%
🔍 Newport Heights: The Smart Money Is Paying Attention
The headline number — a 26% drop in average sales price — deserves context, not alarm. This reflects a shift in the mix of homes that sold this period, not a collapse in underlying values. Look deeper and the story gets more interesting: homes sold 22% faster, inventory contracted 15%, and the sale-to-list ratio actually ticked up to 97.1%. For buyers who've been priced out of beachside Newport, this submarket offers genuine opportunity with strong fundamentals intact.
Average Sales Price: $2.45M ↓ 26%
Median List Price: $2.97M ↓ 27%
Sale-to-List Price Ratio: 97.1% ↑ 1%
Avg. Days on Market: 58 ↓ 22%
Months Supply of Inventory: 6.00 ↓ 15%
📊 The Bigger Picture: What's Moving the Market?
A few economic forces worth understanding as we move into spring:
Rates have steadied after conflict heightened in the middle east. Despite oil shocks having strong effects on previous housing markets, not only has coastal OC largely been immune but rates have barely ticked up after recently hitting a multi-year low. Buyers still have opportunity to enter the market with financing which should contribute to a more active market.
Inventory is rebuilding gradually — up 15–20% in supply across the region — as sellers who held out for a "better moment" begin to accept that this market is the moment. More supply is healthy, not bearish.
Spring is coming fast. Tightening days on market and resilient sale-to-list ratios signal that motivated buyers are already active. Sellers who list in March and April have historically captured peak seasonal demand — and this year looks no different.
🔑 The Bottom Line
February 2026 tells a consistent story across the region: coastal Orange County real estate is stable, selective, and quietly heating up. Newport Beach is appreciating, Newport Heights is presenting opportunity, and broader OC remains one of the most competitive markets in Southern California.
Curious what these numbers mean for your specific situation? Let's talk.
📞 Blake Lincoln | 949-887-3148
Data sourced from Orange County CRMLS for single family, townhome, and condominium properties. February 2026 stats compared to previous 3-month average. Data deemed reliable but not guaranteed.
