Published October 25, 2026 in Market Update

More listings showed up, but this market still stayed tight

By Jason & Susan Zwolak

Real estate, SFR under $1M

I want to share what the numbers look like for single-family homes under $1 million across Anaheim, Fullerton, La Habra, Buena Park, Santa Ana, Tustin, Garden Grove, Placentia, Cypress, Rancho Santa Margarita, and Aliso Viejo for the three months ending August 31, 2026. The headline is this: more sellers showed up, but the market absorbed them. Inventory barely moved.

More listings came in, but inventory barely grew

The Real Estate Data Aggregator counted 1,651 new listings across this market in the three months ending August 31, 2026. That is up 9% from the same period a year before. You would expect that to push the number of homes available way up. It did not.

The Real Estate Data Aggregator showed only 1,223 homes for sale, up just 1.8% from a year ago. Buyers are getting a few more choices. But there is no big pile of unsold homes building up. Sellers are not losing ground. They just cannot ignore pricing the way they might have a couple of years ago.

Nationally, price cuts are rising. Here, sellers are still landing above list.

Realtor.com reported that 20.8% of listings nationwide had price cuts in September, the highest September reading since 2018. Rates are part of the reason. Freddie Mac put the average 30-year fixed rate at 7.32% as of October 22, 2026. Realtor.com noted rates have been over 7% since late February. That slows buyers down everywhere.

Even so, this local market held up. The Real Estate Data Aggregator counted 1,278 homes sold in the three months ending August 31, 2026, down only 1.2% from a year before. Pending sales totaled 1,350, down just 2%. Those are small dips, not a retreat.

ZIP codes tell very different stories

The market-wide numbers are one thing. But ZIP by ZIP, the picture shifts a lot. Some areas moved fast and sold over list. Others sat longer and gave buyers a little more room. Here is how the ZIP codes compared on days on market for the three months ending August 31, 2026.

ZIP 92831 in Fullerton was the quickest, with a median of 29 days, 11 days shorter than last year, per the Real Estate Data Aggregator. ZIP 92804 in Anaheim was also fast at 33 days, 10 days shorter than a year before. On the other end, ZIP 92707 in Santa Ana sat at 56 days, 8 days longer than last year.

Where sellers got the most

The Real Estate Data Aggregator showed that in ZIP 92703 in Santa Ana, homes sold at 103% of list price on average, and nearly 2 in 3 homes sold above list. ZIP 92802 in Anaheim was close behind at 101.1% of list, with 65.4% selling above list. Those are strong results in a market where rates are above 7%.

Where buyers found a little more breathing room

Not every ZIP was competitive. ZIP 92703 in Santa Ana had 6.3 months of supply, up 3.7 months from a year before, per the Real Estate Data Aggregator. That is the loosest reading in this market. ZIP 92805 in Anaheim was at 4.5 months of supply, up 1.4 months. Both are places where a well-priced offer has more room to work.

Prices: mostly steady, a few dips

Prices held up in most of this market. The Real Estate Data Aggregator showed ZIP 92804 in Anaheim at a median sale price of $950,000, up 2.2% from a year ago. ZIP 92801 in Anaheim was at $896,500, up 6.1%. A few ZIPs dipped a little. ZIP 92843 in Garden Grove was down 9.9% to $860,000. ZIP 92688 in Rancho Santa Margarita was down 7.1% to $842,500. Small dips, not collapses, but worth knowing if you are pricing.

Nationally, prices were still moving. The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Redfin reported U.S. home prices were up 3.8% year over year in September, the fastest annual growth since June 2025. This local market fits that pattern, with most ZIPs holding or gaining.

What this means for you

For sellers, more listings are out there now than a year ago. Buyers have a few more options. That means pricing matters more than it did. The homes selling above list are the ones priced right from day one.

For buyers, supply is still lean in most ZIPs. Under 3 months of supply is a seller's market. Most of this market is still there. A few ZIPs have more room, but not many.

One thing I want you to keep in mind: these numbers cover large ZIP codes. One street can read very differently from the ZIP code around it. A block with newer homes, a quieter location, or a different school boundary can move faster or slower than the overall numbers suggest. If you want to know what is happening right where you live, text me your address.