Costa Mesa & Orange County Real Estate Update: What Buyers and Sellers Need to Know Right Now

Kendra Fisher
2 hours ago
3 min read

If you’re thinking about buying or selling a home in Costa Mesa or anywhere in Orange County, the biggest question I’m getting right now is simple:

“What’s actually happening with the market?”

There’s a lot of noise out there. Headlines say one thing, social media says another, and neighbors always have an opinion. As a local Realtor with Torelli Realty working in Costa Mesa every day, I want to break this down in a practical, real-world way that helps both buyers and sellers make smart decisions.

The Orange County Market Is Shifting — But It’s Not Frozen

Across Orange County, we’re seeing a more balanced (and buyer-leaning) market than we’ve had in years. Inventory has increased, homes are taking longer to sell, and pricing is adjusting in many areas. According to recent Orange County market data, average purchase prices have declined about 7.8% from peak 2025 levels, and the average list-to-sales price is sitting around 95%, meaning negotiation is back on the table.

For buyers, that’s opportunity.

For sellers, that means strategy matters more than ever.

This is no longer a market where you throw a sign in the yard and hope for 12 offers. It’s a market where preparation, pricing, and presentation determine whether a home sells — or sits.

What This Means for Costa Mesa Sellers

If you’re a Costa Mesa homeowner thinking about selling, here’s the honest truth:

Waiting for the “perfect” market rarely works.

Many sellers are holding off, hoping rates drop and prices rebound. The problem is that when everyone waits, inventory piles up — and that puts downward pressure on prices. The sellers who are succeeding right now are the ones who:

Price correctly from day one
Invest in staging and marketing
Work with a Realtor who understands hyper-local Costa Mesa trends
Create urgency and competition

Even in a softer Orange County market, well-prepared Costa Mesa homes are still selling — and in some cases attracting multiple offers. The difference is execution.

At Torelli Realty, we’re seeing that sellers who treat their home like a product launch — not just a listing — are outperforming the market.

What This Means for Orange County Buyers

Buyers finally have breathing room.

You’re no longer forced to waive every contingency or compete against 20 cash offers. There is more negotiation power, more inventory, and more time to make decisions. That said, good homes in Costa Mesa still move quickly when they’re priced right.

Here’s what smart buyers are doing right now:

Negotiating closing costs or credits
Asking for repairs
Taking advantage of motivated sellers
Locking in homes before the next rate shift

The buyers who win in this market aren’t waiting for a crash — they’re recognizing that opportunity exists in transitions.

Orange County has always been a long-term appreciation market. The people who benefit most are the ones who buy strategically when others hesitate.

Costa Mesa Is Still One of the Strongest Micro-Markets

Even with broader Orange County shifts, Costa Mesa remains one of the most resilient cities in the county. Community engagement, walkability, restaurants, parks, and proximity to the coast continue to drive demand.

Neighborhoods like Mesa Verde, Eastside Costa Mesa, and the Westside consistently attract buyers who want lifestyle, not just square footage.

That demand doesn’t disappear — it just adjusts.

And when markets adjust, local knowledge becomes the biggest advantage.

That’s where working with a Costa Mesa Realtor who is actively in the trenches matters. Pricing in Mesa Verde is not the same as pricing in Irvine. Buyer psychology in Costa Mesa is different from South County. Hyper-local strategy beats generic advice every time.

The Bottom Line for Buyers and Sellers

This is not a panic market. It’s a precision market.

Buyers have leverage. Sellers still have opportunity. But both sides need smart guidance.

Whether you’re buying your first home, upgrading, downsizing, or selling a long-held property, the key is aligning your move with today’s conditions — not last year’s headlines.

As a Costa Mesa Realtor with Torelli Realty, my job is to translate market data into actionable strategy, so you’re making decisions based on facts, not fear.