IRVINE MARKET REPORT · SEPTEMBER 2026
Irvine Detached 3-Bedroom Home Market Report: September 2026
Detached 3-bedroom single-family homes, September 2026
| Note: this report covers detached 3-bedroom single-family homes in Irvine only. Condos, townhomes, and other attached properties are not included. Figures are citywide for the segment and are not broken out by village or neighborhood. |
This report summarizes activity and pricing for detached 3-bedroom single-family homes in Irvine in September 2026. First, active inventory and months of supply increased. In contrast, new listings and closed sales decreased, while pending sales increased. Additionally, median sale price and median price per square foot declined, although the average sale price was little changed. Because there were only 9 closed sales, month-to-month changes can be influenced by the specific homes that sold.
Listing and Sales Activity
New listings were 16, down 15.8%. At the same time, active listings increased 39% to 57. Pending sales increased 25% to 10, whereas closed sales decreased 18.2% to 9. As a result, months of supply was 4.8, up 29.7%.
| Active listings increased 39% while new listings decreased 15.8%. This indicates that homes are remaining on the market longer than they are being replaced by new listings, even though median days on market was unchanged. In addition, pending sales of 10 exceed the 9 closed sales this month, which may support similar closed-sale volume in the coming month, though results vary. |
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NEW LISTINGS
16
-15.8% MoM
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ACTIVE LISTINGS
57
+39% MoM
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PENDING SALES
10
+25% MoM
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CLOSED SALES
9
-18.2% MoM
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MEDIAN DOM
26
0% MoM
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MONTHS SUPPLY
4.8
+29.7% MoM
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Days on Market
Median days on market was 26, unchanged (0%). By comparison, average days on market was 26, down 21.2%. Notably, median and average are equal this month, which indicates that time on market was consistent across the homes that sold.
Pricing
Median price per square foot was $842, down 14.8%, while average price per square foot was $871, down 8.3%. Likewise, median sale price was $1,310,000, down 16.7%, but average sale price was $1,555,722, down only 0.7%.
The average sale price is about $246,000 above the median, which indicates that a small number of higher-priced sales raised the average. Consequently, the 16.7% decline in the median, compared with a 0.7% decline in the average, is consistent with a change in the mix of homes that closed, such as more lower-priced or smaller homes, rather than a uniform change in values. Finally, with only 9 closed sales, the mix of properties has a large effect on these figures.
Turning to negotiation, sale-to-last-list price was 95.8% at the median (-2.4%) and 98.2% at the average (-0.4%). Similarly, sale-to-original-list price was 95.1% at the median (-2.2%) and 96.8% at the average (0%). The small gap between the last-list and original-list ratios indicates that few homes had significant price reductions before selling. As a result, homes that sold did so at roughly 4% below last list price at the median.
Sale prices in the pricing chart are shown in thousands of dollars divided by 10 so they can be displayed on the same scale as price per square foot.
Considerations for Buyers and Sellers
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FOR BUYERS
Active inventory increased 39% to 57 listings and months of supply rose to 4.8, which provides a wider selection than in the prior period. Moreover, median sale-to-last-list price was 95.8%, which indicates some room for negotiation. At the same time, median days on market of 26 indicates that well-priced homes continue to sell within about a month. Nevertheless, results depend on the specific property.
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FOR SELLERS
Sellers received a median of 95.8% of last list price and 95.1% of original list price, with a median of 26 days on market. Because there are 57 active listings, up 39%, sellers face more competing inventory than in the prior period. Therefore, pricing in line with recent comparable sales from the start may help maintain the current pace of sales.
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CLIENT PERK
Clients who buy or sell through Vinter Luxe have optional access to a supplier network offering pricing and discounts on construction materials, including kitchen remodels, bathroom upgrades, ADUs, and other renovation projects. Available by request.
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Other Areas and Property Types
This report covers detached 3-bedroom homes in Irvine. Similar monthly data is tracked for Laguna Beach, Dana Point, Laguna Niguel, San Juan Capistrano, and San Clemente, as well as other bedroom counts and property types. Contact me for data on a specific area or property type.
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| Related reports: the Irvine detached 3-bedroom report for August 2026, the Irvine detached 4-bedroom+ report, and other Orange County market reports are available on the blog. |
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Questions About Your Property or Search
Contact me to discuss how these figures relate to a specific property in Irvine.
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William Vinter · DRE# 01920780 · Vinter Luxe Real Estate
714.716.9043 · [email protected] · www.VinterLuxeRealEstate.com
